We chose a Sutton based solicitor for my conveyancing in Sutton yesterday. Looking through the terms of engagement I noteI am on the hook for charges even if our purchase aborts. Should I go with them or use a web based lawyer advertising no completion no cost conveyancing in Sutton?

It is usually a trade off in that if "No Completion No Fee" is offered then the conveyancing charges will generally be more expensive to neutralise those cases that do not proceed. Also remember that these promotions tend not to cover expenditure for example Sutton conveyancing search fees.

I purchased a freehold residence in Sutton yet invoiced for rent, why is this and what is this?

It’s unusual for properties in Sutton and has limited impact for conveyancing in Sutton but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.

Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.

My house in Sutton is up for sale and I have a purchaser. Will my conveyancing practitioner need to be on the Aldermore conveyancing panel in order to deal with the discharge of my mortgage?

Ordinarily, even if your lawyer is not on the Aldermore conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently in recent years.

I'm purchasing a new build house in Sutton with a mortgage from Britannia. The developers refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative told me not to tell my conveyancer about the side-deal as it may adversely affect my mortgage with Britannia. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what was supposed to be a quick, chain free conveyancing. Sutton is the location of the property. What do you suggest?

Flying freeholds in Sutton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Sutton you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sutton may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.