I am getting a offer of a home loan from Nat West. My intention is to employ the services of a Licensed Conveyancer in Stanwell. Does the Nat West Conveyancing panel exclude Licensed Conveyancers?

The Nat West conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

I am getting closer to an exchange on a house in Stanwell and my parents have transferred the 10% deposit to my conveyancing practitioner. I am now informed that as the deposit has not come from me my conveyancing practitioner needs to disclose this to my bank. Apparently, in also acting for the mortgage company he must advise them that the balance of the purchase price is not just from me. I informed the lender about my parents' contribution when I applied for the home loan, so is it really necessary for this now to be an issue?

Your conveyancing practitioner is legally required to check with lender to make sure that they are aware that the balance of the purchase price is not from your own funds. The solicitor can only disclose this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.

Why is leasehold purchase conveyancing in Stanwell costs more?

Stanwell leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving appropriate notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.

I have been on the look out for a ground for flat up to £195,000 and found one near me in Stanwell I like with a park and railway links in the vicinity, the downside is that it's only got 52 remaining years left on the lease. There is not much else in Stanwell in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?

Should you need a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you may request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.

Having had my offer accepted I require leasehold conveyancing in Stanwell. Before diving in I require certainty as to the remaining lease term.

Assuming the lease is recorded at the land registry - and 99.9% are in Stanwell - then the leasehold title will always include the short particulars 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 am the leaseholder of a first flat in Stanwell. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the sum payable for a lease extension?

in cases where there is a missing landlord or where there is dispute about what the lease extension should cost, under the relevant legislation you can apply to the LVT to determine the amount due.

An example of a Lease Extension matter before the tribunal for a Stanwell flat is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case was in relation to 1 flat. The unexpired term as at the valuation date was 82.93 years.