I am obtaining a mortgage with Lloyds. I intend to use a Licensed Conveyancer in Kingston Vale. Does the Lloyds Solicitor panel include Licensed Conveyancers?

The Lloyds approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

We are due to exchange buying a house in Kingston Vale but as a consequence of wreckage from the recent storms I have managed to agree reparation from the vendor of six thousand pounds by way of a adjustment in the price. I had intended this to be dealt with as part of a side agreement yet Leeds Building Society are not allowing this. Why were they informed?

Any conveyancing practitioner being on a Leeds Building Society approved list is duty bound to advise Leeds Building Society of any amendments to the sale price. If you were to refuse your conveyancing practitioner to disclose the price change to Leeds Building Society then they would have to discontinue acting for you. In addition, Leeds Building Society and you would have to appoint a new conveyancer for your conveyancing in Kingston Vale.

Over the last few months I have been searching for a flat up to £235,500 and identified one near me in Kingston Vale I like with amenity areas and transport links in the vicinity, however it's only got 51 remaining years left on the lease. I can't really find anything else in Kingston Vale for this price, so just wondered if I would be making a mistake acquiring a short lease?

Should you need a mortgage the shortness of the lease will likely be a potential deal breaker. Discount the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.

In my capacity as executor for the estate of my father I am selling a house in Swansea but I am based in Kingston Vale. My solicitor (who is 250 kilometers awayhas requested that I sign a stat dec ahead of the transaction finalising. Can you recommend a conveyancing solicitor in Kingston Vale who can witness and place their company stamp on the document?

strictly speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are based in Kingston Vale

I have just appointed agents to market my basement flat in Kingston Vale. Conveyancing lawyers have not yet been instructed, however I have just had a half-yearly service charge invoice – should I leave it to the buyer to sort out?

Your conveyancing lawyer is likely to suggest that you should pay the service charge as you normally would as all rents and maintenance payments will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser 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.

I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Kingston Vale conveyancing firm to assist?

You certainly can. We are happy to put you in touch with a Kingston Vale conveyancing firm who can help.

An example of a Freehold Enfranchisement case for a Kingston Vale residence is 19 St. Margarets Crescent in August 2010. the tribunal was of the view that the premium to be paid by the leaseholder for the freehold reversion was £51,983.00 This case was in relation to 3 flats. The unexpired residue of the current lease was 66.25 years.