We previously appointed conveyancers locally in Westcombe Park on the RBS solicitor panel. They are now charging me a supplemental amount for the legal aspects of the RBS mortgage. Is this an additional conveyancing fee specified by RBS?

Provided it is contained in their Terms and Conditions or Quote then yes your solicitor can levy a fee for this. This fee is not dictated by RBS but by your Westcombe Park conveyancing practitioner. Numerous firms on the RBS panel will quote an ‘acting for lender’ fee and others do not.

I have paid off my mortgage with Principality. I assume I don't need a Westcombe Park property lawyer on the Principality panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Principality has sent the Land Registry the discharge electronically, and
3. Principality has instructed the Land Registry to do so

Our sealed bid on a detached house in Westcombe Park has been accepted, the vendors do nevertheless have a dependent purchase. The sellers have put an offer on a property, but it’s not been accepted yet, and have viewings of other flats booked. I have chosen a high street conveyancing solicitor in Westcombe Park. What should be my next step? At what point should I apply for the mortgage with Kent Reliance?

It is usual to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of one thousand pounds, then valuation, Westcombe Park conveyancing search charges, etc). The first thing to do is check that your conveyancer is on the Kent Reliance approved list. As to the subsequent steps this very much depends on the uniqueness of your transaction, motivation for the property and on the state of the market. During a buoyant market the majority of home buyers would apply for a home loan with Kent Reliance and arrange for the valuation and only if it was satisfactory would they ask their solicitor to proceed with the conveyancing in Westcombe Park.

Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Westcombe Park is the location of the property. Can you offer any advice?

Flying freeholds in Westcombe Park are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Westcombe Park you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Westcombe Park may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Taking into account that I will soon part with hundreds of thousands of pounds on a garden flat in Westcombe Park I would like to talk to a conveyancer regarding thehouse move ahead of instructing the firm. Can this be arranged?

This is something that we encourage - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer due to be carrying out your conveyancing in Westcombe Park.There is no ‘factory style conveyancing’ - each client is unique individual, not a case number. The practices that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Westcombe Park should be the figure that you are charged.

I am using a search engine for the phrase conveyancing in Westcombe Park it brings up many conveyancersin the vicinity. How do I determine which is the suitable property lawyer for my move?

The best way of finding a suitable conveyancer is via trusted recommendation, so seek the counsel of friends and family who have acquired a property in Westcombe Park or a local estate agent or financial adviser. Costs for conveyancing in Westcombe Park differ, so it's sensible to request at least four costs illustrations from varying types of conveyancers. Be sure to secure confirmation that the costs are assured not to escalate.

I wish to rent out my leasehold flat in Westcombe Park. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

Notwithstanding that your previous Westcombe Park conveyancing lawyer is not around you can check your lease to see if it allows you to sublet the apartment. The rule is that if the lease is silent, subletting is permitted. There may be a precondition that you need to obtain consent from your landlord or some other party before subletting. This means you not allowed to sublet in the absence of prior consent. The consent must not not be unreasonably turned down. If your lease does not allow you to sublet you will need to ask your landlord for their consent.

I inherited a garden flat in Westcombe Park. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the sum payable for the purchase of the freehold?

Most definitely. We are happy to put you in touch with a Westcombe Park conveyancing firm who can help.

An example of a Lease Extension case for a Westcombe Park residence is 73 Walerand Road in August 2012. the result of the findings of the Tribunal led to a premium to be paid for the extended lease in respect of Flat 73 in the sum of £10,040. The premium applicable in respect of Flat 85 was £5,710. This case affected 2 flats. The remaining number of years on the lease was 72 years.