My previous conveyancer has quoted £1150 for fixed fee conveyancing in Bedford Park. I’m looking to sell a Victorian detached home for £200,000. This sounds over the top. Is it in excess of what I should be paying for conveyancing in Bedford Park?

The costs illustration is slightly on the high side. Where you are willing to spend time comparing charges you may be able to trim some of the expense by perhaps £125. That being said, you maylive to regret choosing an a cheaper lawyer. Don't forget to be sure the firm can represent your mortgage company. Do use our comparison tool to locate a Bedford Park conveyancing practice on the banks approved list of lawyers which can often include conveyancing solicitors in Bedford Park.

My fiance and I changing mortgage lender for our flat in Bedford Park with Lloyds. We have a son 19 who lives with us. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the property is repossessed. I have two questions (1) Is this document specific to the Lloyds conveyancing panel as he did not need to sign this form when we purchased 3 years ago (2) Does our son by signing this compromise his rights to inherit the property?

On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Lloyds. This is solely used to protect Lloyds if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Lloyds had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

I purchased a freehold premises in Bedford Park but nevertheless pay rent, why is this and what is this?

It is rare for properties in Bedford Park and has limited impact for conveyancing in Bedford Park 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 many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.

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

I want to rent out my leasehold flat in Bedford Park. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

A small minority of properties in Bedford Park do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably withhold but, in such cases, they would need to see 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 consent.

I inherited a ground floor flat in Bedford Park. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the amount payable for a lease extension?

Where there is a absentee freeholder or where there is dispute about what the lease extension should cost, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to arrive at the amount due.

An example of a Freehold Enfranchisement case for a Bedford Park residence is 169 Southfield Road in September 2013. the tribunal decided that the premium to be paid in respect of the collective enfranchisement should be £51,203 This case related to 2 flats. The remaining number of years on the lease was 64.64 years.

The estate agent has recommended their lawyer for my conveyancing in Bedford Park - Is it not simpler better to just instruct them?

You need to establish if the estate agent is recommending a conveyancing practitioner or introducing to a lawyer. There are plenty of Bedford Park selling agents who recommend two or three Bedford Park conveyancing firms and get nothing from it.