It has come to my attention via my lender that my North Cheam solicitor is not on the lender Conveyancing panel. How can I be certain whether this is indeed the case?

Your first step should be to contact your North Cheam conveyancer. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they may be able to suggest a North Cheam conveyancing practice that is on the approved list of lawyers for your lender.

Me and my wife are purchasing our first house. Our conveyancing practitioner has messagedto enquire if we would like to take out extra conveyancing searches. We are really unsure what's necessary for conveyancing in North Cheam

The range of North Cheam conveyancing searches depends primarily on the premises, the location, the likelihood of any of these risks, your knowledge of the locality and risks, your overall approach to risk. What matters is that you adequately comprehend what information the searches could supply. Then you can make a decision if you personally think you need that information. Should you be uncertain, ask your conveyancer to guide you.

Can you point me to a directory of Virgin Money panel solicitors in North Cheam on the Building Society Association’s Website?

Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. Very few mortgage companies make their panel listings available over the internet. Where you are looking for a North Cheam property lawyer on the Virgin Money please make the most of our tool.

My partner and I have arranged the release of further monies on our home loan from Bank of Ireland as we intend to conduct improvements to our property in North Cheam. Are we obliged to appoint a local North Cheam solicitor on the Bank of Ireland conveyancing panel to deal with the legals?

Bank of Ireland would not normally instruct a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland list.

We were going to get a DIP from Principality this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Principality recommend any North Cheam solicitors on the Principality conveyancing panel, or is it better to find our own lawyer?

You will need to appoint North Cheam solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.

How does conveyancing in North Cheam differ for new build properties?

Most buyers of new build premises in North Cheam come to us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is built. This is because builders in North Cheam tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in North Cheam or who has acted in the same development.

I am intending to sublet my leasehold apartment in North Cheam. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

Even though your last North Cheam conveyancing solicitor is not available you can check your lease to see if you are permitted to let out the property. The rule is that if the lease is non-specific, subletting is permitted. Quite often there is a prerequisite that you need to obtain consent from your landlord or some other party prior to subletting. The net result is you not allowed to sublet without prior consent. The consent should not be unreasonably withheld. If the lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.

I acquired a 1 bedroom flat in North Cheam, conveyancing formalities finalised April 2011. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in North Cheam with a long lease are worth £181,000. The ground rent is £55 invoiced annually. The lease ends on 21st October 2075

With just 50 years remaining on your lease we estimate the price of your lease extension to range between £31,400 and £36,200 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.