I can't travel far from Shepperton. What is the rationale as to why all Shepperton conveyancers are not on all bank panels?

Banks normally impose restrictions on either the nature or volume of conveyancing practices on their panel. Typical examples of such criteria being that the practice is required to have at least two partners. In addition to restricting the structure of firm, some building societies made a decision to restrict the number of conveyancers they allow to act for them. You should note that mortgage companies have no responsibility for the accuracy of conveyancing provided by any Shepperton conveyancing practitioner on their approved list. Increases in mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago notwithstanding that there are differing points of view concerning the extent of solicitor involvement in some of that fraud. Data published by HMLR reveal that thousands of conveyancing organisations only transact one or two conveyances annually. Those supporting conveyancing panel cuts ask why law firms deserve claim to be listed on a lender panel when it is apparent that property law is not their primary expertise?

I am acquiring a newly constructed duplex in Shepperton and my conveyancer is advising me that she has to the bank to reveal incentives from the builder. The Estate Agents are hassling me to exchange and I have no desire to prolong matters. Is my lawyer right?

You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

Completed the sale of my flat in Shepperton last February yet the purchaser is telephoning me to say their conveyancer is waiting to hear from mysolicitor. What are the post completion sale formalities following completion?

Post completion of your house sale your solicitor is duty bound to forward the transfer documentation and all of the paperwork to the buyer’s conveyancer. If applicable, your conveyancer must also confirm that the legal charge in favour of the lender has been discharged to the buyers solicitors. There are no post completion steps just for conveyancing in Shepperton.

I moved into my home on 5 November and the transaction details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Shepperton said it should be dealt with in a couple of weeks. Are titles in Shepperton uniquely lengthy to register?

As far as conveyancing in Shepperton registration is no faster or slower than the rest of the country. Rather than based on location, timescales can differ depending on the party submitting the application, whether there are errors and whether the Land registry have to notify any other parties. Currently in the region of 80% of submission are completed in less than three weeks but occasionally there can be longer delays. Historically registration occurs after the purchaser has moved in to the property so 'speed' is not always an essential issue but if it is urgent that the the registration takes place urgently then you or your conveyancer can speak with the land registry and explain the circumstances.

I wish to rent out my leasehold apartment in Shepperton. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

Some leases for properties in Shepperton do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

Despite our best endeavours, we have been unsuccessful in trying to purchase the freehold in Shepperton. Can the Leasehold Valuation Tribunal adjudicate on premiums?

You certainly can. We can put you in touch with a Shepperton conveyancing firm who can help.

An example of a Lease Extension case for a Shepperton flat is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case affected 1 flat. The unexpired term was 82.93 years.