We are due to exchange on the purchase of a property in Carshalton Beeches but as a result of wreckage from the recent storms I have was able negotiate compensation from the seller of six thousand pounds in the form of a deduction in the price. This was going to be dealt with as part of a side agreement but RBS will not agree to this. Why were they approached?

Your conveyancer being on the RBS approved list is duty bound to inform RBS of any changes to the sale price. If you were to refuse your lawyer 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 lawyer for your conveyancing in Carshalton Beeches.

My father advised me that in purchasing a property in Carshalton Beeches there could be a number of restrictions preventing external changes to a property. Is this right?

We are aware of anumerous of properties in Carshalton Beeches which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Carshalton Beeches should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am due to exchange contracts on my house. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Aldermore are being difficult. The Carshalton Beeches solicitor who is on the Aldermore conveyancing panel is recommending indemnity insurance as a solution but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?

It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I had an offer accepted on a property in Carshalton Beeches on 1/12/2025, valuation was booked five days after, received a clean bill of health. Solicitor retained, so all that was missing was my mortgage offer. Having made daily calls to UBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the UBS conveyancing panel. Can the lender hold off the offer?

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.

I have been on the look out for a leasehold apartment up to £245,000 and identified one round the corner in Carshalton Beeches I like with amenity areas and railway links nearby, the downside is that it only has 51 years unexpired on the lease. There is not much else in Carshalton Beeches suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you need a mortgage the remaining unexpired lease term will likely be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this.

I was advised by numerous estate agents in Carshalton Beeches to select a conveyancer using your seach tool. What’s the financial advantage for Estate Agents to recommend your services ahead of a competitor’s?

We refuse to give any referral fee for pointing buyers and sellers our way. We found it would be just too difficult to pay a commission as home movers will think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

I’m about to sell my 2 bed flat in Carshalton Beeches. Conveyancing is yet to be initiated, however I have recently received a half-yearly service charge invoice – Do I pay up?

The sensible thing to do is clear the invoice as normal as all ground rent and maintenance payments will be apportioned on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I inherited a second floor flat in Carshalton Beeches. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the amount due for a lease extension?

if there is a missing landlord or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to make a decision on the amount due.

An example of a Freehold Enfranchisement matter before the tribunal for a Carshalton Beeches property is 223 Brighton Road in September 2013. The premium payable for the acquisition freehold of the properties should be £10,934 (Ten thousand,nine hundred and thirty four pounds) This case was in relation to 3 flats. The unexpired residue of the current lease was 75 years.