My partner and I are planning to acquire a property in Beacontree Heath and are in fact using a Beacontree Heath conveyancing firm. Within the past 48 hours our solicitor has sent a preliminary report and documents to look through with a view to exchanging next week. Coventry Building Society have this morning contacted us to inform me that there is now an issue as our Beacontree Heath lawyer is not on their approved list of lawyers. Is this a problem?

When purchasing a property with mortgage finance it is normal for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Beacontree Heath lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.

How does conveyancing in Beacontree Heath differ for new build properties?

Most buyers of new build premises in Beacontree Heath come to us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is built. This is because new home sellers in Beacontree Heath typically purchase the land, 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 conveyancing solicitors 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 used to new build conveyancing in Beacontree Heath or who has acted in the same development.

Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what should have been a quick, no chain conveyancing. Beacontree Heath is where the house is located. Can you shed any light on this issue?

Flying freeholds in Beacontree Heath are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Beacontree Heath you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Beacontree Heath may ascertain 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 residence.

I have been sourcing a conveyancing lawyer in Beacontree Heath for my home move. Is it possible to see a solicitor's record with the legal regulator?

One may find documented Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find records Pre 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The SRA sometimes monitor call for training purposes.

I own a leasehold house in Beacontree Heath. Conveyancing and Barclays mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1998. The conveyancing practitioner in Beacontree Heath who acted for me is not around. What should I do?

First contact HMLR to make sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. There is no need to instruct a Beacontree Heath conveyancing lawyer to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Despite our best endeavours, we have been unsuccessful in seeking a lease extension in Beacontree Heath. Can this matter be resolved via the Leasehold Valuation Tribunal?

Absolutely. We can put you in touch with a Beacontree Heath conveyancing firm who can help.

An example of a Lease Extension case for a Beacontree Heath residence is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case affected 1 flat. The remaining number of years on the lease was 61.36 years.