I chose a local solicitor for our conveyancing in Rickmansworth today. Reviewing the terms of engagement I notewe are responsible for costs even where the transaction does not complete. Should I ditch them and use an internet conveyancing brokerage advertising no completion no charge conveyancing in Rickmansworth?

Generally there is a concession along the lines that if "No Sale No Fee" is available then the conveyancing charges will tend to be be uplifted to cover those conveyances that do not proceed. Also remember that such deals generally do not protect you from expenditure such your Rickmansworth conveyancing search charges.

Do the Building Society Association intend to launch a online directory to list law firms on the Coventry BS conveyancing panel for instance in Rickmansworth?

We have not been informed any intention on the part of the BSA to promote such a tool.

My wife and I have a terraced Edwardian property in Rickmansworth. Conveyancing practitioner represented me and Alliance & Leicester . I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold with the exact same address. Is it worth asking Alliance & Leicester to clarify?

You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Rickmansworth and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with the conveyancing lawyer who carried out the work.

I am purchasing my first flat in Rickmansworth with the aid of help to buy. The sellers refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not reveal to my solicitor about this extras as it could impact my loan with the lender. Do I keep my lawyer in the dark?.

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 am on look out for some leasehold conveyancing in Rickmansworth. Before diving in I require certainty as to the unexpired term of the lease.

If the lease is recorded at the land registry - and 99.9% are in Rickmansworth - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I have given up trying to reach an agreement for a lease extension in Rickmansworth. Can the Leasehold Valuation Tribunal adjudicate on premiums?

if there is a missing freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to assess the sum to be paid.

An example of a Lease Extension case for a Rickmansworth residence is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case affected 3 flats. The unexpired term as at the valuation date was 71 years.