Is it necessary during the course of the conveyancing process to pop into the offices of the solicitor to execute the legal charge? If so, I will choose one who does conveyancing in Clapham and Salph End so that I can attend their offices when needed.

These days conveyancing panel lawyers for banks carry out their communications through Royal Mail, e-mail or over the phone. This means that they can undertake the conveyancing transaction regardless of where you live in England or Wales. However you should check if you have the option of visiting the offices of your conveyancing lawyer if needed.

Just acquired a detached house in Clapham and Salph End , What is the estimated time for the Land Registry to register my ownership? My Clapham and Salph End conveyancing solicitor has been very slow, so I want to be certain that my purchase is registered.

As far as conveyancing in Clapham and Salph End is concerned, registration is no faster or slower than anywhere else in the country. Rather than based on location, timeframes can adjust according to who lodges the application, whether it is in order and whether the Land registry communicate with any interested persons or bodies. At present approximately three quarters of submission are fully addressed in less than three weeks but occasionally there can be extensive delays. Historically registration takes place once the buyer is living at the premises therefore 'speed' is not always primary concern but where there is a degree of urgency associated with the registration then you or your lawyers can communicate with the Registry to express the reasoning for the application to be prioritised.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Clapham and Salph End is the location of the property. Can you offer any opinion?

Flying freeholds in Clapham and Salph End are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Clapham and Salph End you must be sure that your lawyer goes 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 Clapham and Salph End 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 property.

My husband and I are new on the property ladder - agreed a price, yet the property agent has warned us that the seller will only issue a contract if we instruct their recommended conveyancers as they are insisting on a ‘quick sale’. We would rather use a local solicitor who is accustomed to conveyancing in Clapham and Salph End

We suspect that the owner is not behind this requirement. Should the vendor desire ‘a quick sale', turning down a motivated purchaser is counter productive. Speak to the vendors direct and make sure they understand (a)you are keen to buy (b)you are ready to go, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)but you are going to use your preferred Clapham and Salph End conveyancing firm - as opposed tothe ones that will provide the estate agent a commission or meet his conveyancing thresholds pre-set by head office.

I wish to sublet my leasehold flat in Clapham and Salph End. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?

Some leases for properties in Clapham and Salph End do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I inherited a garden flat in Clapham and Salph End, conveyancing formalities finalised 7 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Clapham and Salph End with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £45 per annum. The lease ends on 21st October 2088

With just 62 years unexpired we estimate the price of your lease extension to range between £17,100 and £19,800 plus costs.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.