Am I correct in assuming that the fact that my conveyancer in Worcester Park is not on my lender's solicitor panel that there is a problem with the quality of her conveyancing?

It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Worcester Park conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

I am the registered owner of a freehold property in Worcester Park but still charged rent, why is this and what is this?

It’s unusual for properties in Worcester Park and has limited impact for conveyancing in Worcester Park but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Worcester Park is where the house is located. What do you suggest?

Flying freeholds in Worcester 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 Worcester Park you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Worcester Park may determine 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 property.

My company is looking to take over a lease of an office on a shopping parade. Can you recommend solicitors offering competitive costs for commercial conveyancing in Worcester Park for below 2k?

We can recommend firms who have an in-depth of experience of commercial conveyancing in Worcester Park, including the disposal and acquisition of businesses as well as simply property. If you are looking to purchase or dispose of a shop, pub, restaurant, office, retail premises or a whole business we will find you the right lawyer. As for the costs these will vary based on the structure and heads of terms of the deal. Let us have your contact information or call us so that we may supply you with a fixed commercial conveyancing calculation.

I’m about to sell my basement apartment in Worcester Park. Conveyancing is yet to be initiated, however I have recently received a yearly service charge invoice – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should discharge the maintenance contribution as normal as all ground rent and maintenance invoices will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

My wife and I have hit a brick wall in trying to purchase the freehold in Worcester Park. Can the Leasehold Valuation Tribunal adjudicate on premiums?

in cases where there is a missing landlord or where there is disagreement about the premium for a lease extension, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to determine the price payable.

An example of a Lease Extension case for a Worcester Park property is 33 The Maisonettes Alberta Avenue in June 2014. the Tribunal decided that the premium payable for the grant of a new lease be the sum of £20,680 (Twenty Thousand six hundred and eighty pounds). This case affected 1 flat. The unexpired residue of the current lease was 60.43 years.