I am due to exchange buying a property in Uxbridge but as a result of damage from the recent storms I have managed to agree recompense from the seller of £3k by way of a deduction in the price. I had intended this to be dealt with as part of the conveyancing process but RBS are not allowing this. Should they have been approached?

Your conveyancing practitioner being on the RBS conveyancing panel is required to advise RBS of any changes to the purchase price. If you were to refuse your solicitor to disclose the price change to RBS then they would have to discontinue acting for you. In addition, RBS and you would have to appoint a new solicitor for your conveyancing in Uxbridge.

I used Stirling Law several years past for my conveyancing in Uxbridge. I now require my file but cannot find the solicitor. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Uxbridge of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am buying a new build house in Uxbridge benefiting from help to buy. The sellers refused to budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent told me not inform my conveyancer about this extras as it could jeopardize my loan with the lender. Is this normal?.

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

Due to the input of my in-laws I had a survey completed on a property in Uxbridge prior to instructing lawyers. I have been advised that there is a flying freehold overhang to the property. Our surveyor has said that some banks may refuse to grant a loan on this type of house.

It varies from the lender to lender. Bank of Scotland has different requirements for example to Birmingham Midshires. Should you wish to call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Uxbridge. Conveyancing will be smoother if you use a solicitor in Uxbridge especially if they are acquainted with such properties in Uxbridge.

My husband and I may need to let out our Uxbridge garden flat for a while due to a career opportunity. We used a Uxbridge conveyancing practice in 2003 but they have closed and we did not have the foresight to get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

Some leases for properties in Uxbridge do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to review references. Experience suggests 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 permission.

I am the leaseholder of a second floor flat in Uxbridge. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the premium due for a lease extension?

Most definitely. We are happy to put you in touch with a Uxbridge conveyancing firm who can help.

An example of a Freehold Enfranchisement matter before the tribunal for a Uxbridge flat is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case related to 2 flats. The unexpired term was 69 years.