My wife and I are purchasing a 3 bedroom flat in Stanwell with a mortgage. We have a Stanwell lawyer, but the lender advise she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or keep our Stanwell property lawyer as well as pay for one of their panel firms to act for them. We regard this is inequitable; can we not demand that the bank use our Stanwell solicitor ?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Stanwell conveyancing solicitor to apply to be on the conveyancing panel.

4 months have gone by since my purchase conveyancing in Stanwell concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How does conveyancing in Stanwell differ for new build properties?

Most buyers of new build premises in Stanwell come to us having been asked by the builder to exchange contracts and commit to the purchase even before the house is completed. This is because new home sellers in Stanwell typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Stanwell or who has acted in the same development.

Should I use a Stanwell conveyancing solicitor in close proximity to the house I am buying? We have a good friend who can perform the legal work however they are based a couple of hundredkilometers drive away.

The benefit of a high street Stanwell conveyancing practice is that you can pop in to execute paperwork, present your ID and apply pressure on them where appropriate. They will also have local knowledge which is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who instructed your friend and in the main were happy that should surpass using an unknown Stanwell conveyancing solicitor solely due to them being local.

Due to sign contracts shortly on a garden flat in Stanwell. Conveyancing lawyers inform me that they report fully next week. What should I be looking out for?

Your report on title for your leasehold conveyancing in Stanwell should include some of the following:

Information as to the provision as set out in the lease to to contribute towards maintenance costs - with regard to both the building, and the more general rights a leaseholder has Ground rent - what is payable and when is collected, and be on notice if this is subject to change The length of the lease term. You should be advised as what happens when the lease ends, and aware of the importance of the 80 year mark You must be informed what constitutes a Nuisance in the lease

I inherited 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 premium payable for the purchase of the freehold?

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

An example of a Lease Extension decision for a Stanwell property 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.