There are a variety of conveyancing solicitors in Eel Pie Island but how do I know who I should use?

We would encourage you not to go for the lowest Eel Pie Island conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

Forgive me if this question is silly but I am wet behind the ears as FTB of a ground floor flat in Eel Pie Island. Do I pick up the keys to the property on completion from my solicitor? If so, I will instruct a High Street conveyancing solicitor in Eel Pie Island?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the vendor’s conveyancers, and once they have received this, you should be able to collect the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.

Two weeks ago we had a mortgage agreed in principle with Principality. Eel Pie Island conveyancing solicitors were instructed. How long does it take for Principality to send the offer to the conveyancing practitioner?

There is no definitive answer here. Have Principality completed the survey? Have you informed Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I'm purchasing my first flat in Eel Pie Island with a mortgage from The Mortgage Works. The sellers refused to budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative advised me not to tell my lawyer about this side-deal as it may jeopardize my mortgage with The Mortgage Works. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I was pointed in your direction by numerous selling agents in Eel Pie Island to locate a property lawyer on your site. What’s the financial advantage for Estate Agents to market your services over and above alternative conveyancing organisations?

We don’t give any referral fee for pointing buyers and sellers our way. We found it would be just too difficult a fee because a client could think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.

What are your top tips when it comes to finding a Eel Pie Island conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a conveyancer for your lease extension (regardless if they are a Eel Pie Island conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with two or three firms including non Eel Pie Island conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be helpful:

Can they put you in touch with clients in Eel Pie Island who can give a testimonial? How experienced is the firm with lease extension legislation?

I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Eel Pie Island conveyancing firm to help?

Where there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to decide the premium.

An example of a Lease Extension matter before the tribunal for a Eel Pie Island property is Ground Floor Flat 91 Bath Road in May 2009. in a case where the freeholder could not be traced, the Brentford County Court ordered that the Lease be surrendered in return for the grant of a new lease of the Premises at a premium determined by the Leasehold Valuation Tribunal. The tribunal concluded that the price payable by the Applicant for the new lease of the premises be £15,900 This case related to 1 flat. The number of years remaining on the existing lease(s) was 60.45 years.

My fiance and I are purchasing a 2 room ground floor flatin Eel Pie Island with a residential mortgage from a lender. We like our lawyer in Eel Pie Island however our mortgage company advise she’s not on their "panel". Apparently we need to choose one of the our mortgage company panel firms or stay with our Eel Pie Island conveyancer and pay for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The lender home loan issued is subject to its terms and conditions, one of which will be that solicitors will on the mortgage company's conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels, including many conveyancing solicitors in Eel Pie Island : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for your lender.