After what seems like an age a loan agreement from Nationwide for the remortgage of my 4 bedroom garden flat is expected any day now. Can you propose a low cost conveyancing solicitor in Shortlands?

You are on the wrong site if you are in need of the cheapest conveyancing in Shortlands. Our aim is to provide value for money conveyancing but our intention is not to work with the cheapest lawyers. Resist the temptation to appoint companies enticing you with £100 conveyancing in Shortlands. At best, in being led by low cost conveyancing, you will end up with what you pay for and at worst you will end up being stung for extras and still not receive the service required.

Will conveyancers request an advanced payment for my conveyancing in Shortlands?

If you are buying a property in Shortlands your lawyer will request that you to provide them with funds to cover the search fees. This will be the total of the cost of the Local Authority Search. When the down payment is as part of the total price then this will be needed immediately before contracts are exchanged. Any further balance that is needed will be payable shortly before completion.

I am buying a victorian detached house in Shortlands. We would like to carry out a loft conversion at the house.Will the conveyancing process include enquiries to see if these works are permitted?

Your solicitor will review the registered title as conveyancing in Shortlands will sometimes identify restrictions in the title documents which prohibit certain works or necessitated the consent of a 3rd party. Some extensions require local authority planning consent and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these things with a surveyor before you commit yourself to a purchase.

Can I be sure that the Shortlands conveyancing solicitor on the Co-operative panel is any good?

When it comes to conveyancing in Shortlands getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer conducting your conveyancing.

We are getting the release of further monies on our mortgage from Lloyds as we intend to conduct a loft conversion to our house in Shortlands. Are we obliged to choose a high street Shortlands solicitor on the Lloyds conveyancing panel to deal with the legals?

Lloyds do not ordinarily appoint firms on 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 Lloyds list.

A colleague advised me that if I am buying in Shortlands I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is sometimes quoted for as part of the standard Shortlands conveyancing searches. It is not a small document of about 40 pages, listing and detailing important information about Shortlands around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful information regarding Shortlands.

Jane (my partner) and I may need to rent out our Shortlands garden flat for a while due to a new job. We instructed a Shortlands conveyancing firm in 2002 but they have since shut and we did not think at the time seek any advice as to whether the lease allows us to sublet. How do we find out?

Notwithstanding that your previous Shortlands conveyancing lawyer is not around you can review your lease to check if it allows you to sublet the premises. The accepted inference is that if the lease is silent, subletting is permitted. There may be a precondition that you must seek consent from your landlord or some other party in advance of subletting. This means that you cannot sublet without first obtaining permission. The consent should not be unreasonably withheld. If the lease does not allow you to sublet you will need to ask your landlord for their consent.

I have tried to negotiate informally with with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Shortlands conveyancing firm to assist?

in cases where there is a absentee landlord or if there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to assess the price payable.

An example of a Freehold Enfranchisement decision for a Shortlands residence is Ravensbourne Lodge 4 Highland Road in February 2013. the Tribunal held that the amount payable for the freehold was £22,268