We are expecting a mortgage offer soon. The lender mentioned the mortgage came with free conveyancing. Does this mean I have to instruct their panel conveyancer as I would prefer to appoint a local conveyancing solicitor in Oval?

Do check but the chances are that appoint one of their panel conveyancers should you take up the "fee-free" incentive. Contact the lender and ask if they allow a monetary alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor in Oval.

I am buying my first flat in Oval with a mortgage from Bank of Scotland. The builders refused to budge the amount so I negotiated 6k of additionals instead. The estate agent told me not disclose to my conveyancer about the side-deal as it may affect my loan with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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 a few property agents in Oval to find a property lawyer using your seach tool. Is there a financial upside for Estate Agents to promote your lawyers over another?

We don’t offer any commission for directing people our way. We thought it would be too underhand a fee as members of the public would think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.

I want to sublet my leasehold flat in Oval. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

Notwithstanding that your last Oval conveyancing solicitor is no longer around you can check your lease to see if it allows you to sublet the property. The rule is that if the deeds are silent, subletting is allowed. There may be a precondition that you are obliged to obtain permission from your landlord or other appropriate person before subletting. This means you not allowed to sublet without first obtaining consent. Such consent is not allowed to be unreasonably refused ore delayed. If your lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.

I am the proprietor of a first floor flat in Oval. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the amount payable for a lease extension?

in cases where there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the LVT to arrive at the price payable.

An example of a Lease Extension decision for a Oval flat is Ground Floor Flat 39 Bronsart Road in May 2010. Following a vesting order by West London County Court the Leasehold Valuation Tribunal concluded that the price to be paid for the extended lease of the premises was Thirteen Thousand Two hundred pounds (£13,200) in accordance with the valuation. The extended lease was granted for a term of 90 years from the expiry date of the Lease and at a peppercorn ground rent from the date of the vesting order. This case was in relation to 1 flat. The remaining number of years on the lease was 74.77 years.

How do I identify auction conveyancing in Oval?

Option 1 is to ask the people you trust who they would recommend. Second, use a search tool on the internet for conveyancing in Oval. Telephone a couple or more firms from the list and ask them to email you their conveyancing charges and discuss your needs with the solicitor who will handle your conveyancing before you commit. Option 3 is to use our search tool to help you find the right solicitors for you based on your unique factors including location,speed, complexity and who the proposed lender is.Resist the temptation to appoint lowest cost conveyancing solicitors in Oval