I instructed a Putney Vale based solicitor for my conveyancing in Putney Vale recently. Upon checking the terms of engagement it is apparent thatI am on the hook for charges even if the movedoes not happen. Should I go with them or choose a web based firm offering no-sale-no-fee conveyancing in Putney Vale?

Generally there is a concession along the lines that if "No Completion No Fee" is available then the conveyancing charges will generally be uplifted to neutralise those transactions that abort. Do bear in mind that such arrangements rarely protect you from disbursements such your Putney Vale conveyancing search fees.

Do the conveyancing lawyers identified through your ’find a lawyer’ tool conduct right to buy conveyancing in Putney Vale?

We work with numerous conveyancing firms carrying out right to buy conveyancing Do get in touch with the conveyancers listed in order to obtain a costs illustration.

Is it correct that all Putney Vale CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing list of approved practices?

Some major lenders now utilise CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.

I am currently in the process of buying my council flat in Putney Vale. I have a mortgage offer with Coventry BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.

My sealed bid on a property in Putney Vale has been agreed to, the vendors do nevertheless have a tied purchase. The owners have offered on a flat, but it’s not yet tied up, and are looking at other properties booked. I have chosen a nearby conveyancing solicitor in Putney Vale. What do I do now? When do I get the mortgage application with Kent Reliance started?

It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then valuation, Putney Vale conveyancing search fees, etc). The first course of action is to check that your conveyancer is on the Kent Reliance conveyancing panel. As to the next stages this very much depends on the circumstances of your case, attraction to the property and on the state of the market. During a rising market the majority of buyers will apply for a home loan with Kent Reliance and arrange for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to press on with the conveyancing in Putney Vale.

My partner has suggested that I use his conveyancing solicitors in Putney Vale. Should I use them?

There are no two ways about it it’s preferable to find a conveyancing solicitor is to get referrals from friends or family who have previously instructed the solicitor you're contemplating using.

I am looking at a couple of flats in Putney Vale both have about 50 years left on the leases. Should I regard a short lease as a deal breaker?

There is no doubt about it. A leasehold apartment in Putney Vale is a wasting asset as a result of the reducing lease term. The closer the lease gets to its expiry date, the more it reduces the value of the property. The majority of purchasers and banks, leases with less than eighty years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Putney Vale conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

Having spent months of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Putney Vale. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

Most definitely. We can put you in touch with a Putney Vale conveyancing firm who can help.

An example of a Freehold Enfranchisement case for a Putney Vale residence is 158 West Hill in November 2010. the Tribunal held that the premium to be paid for the freehold reversion should be £99,650 This case was in relation to 7 flats. The remaining number of years on the lease was 75.88 years.