I can't travel far from Denmark Hill. Can you please explain the reason why all Denmark Hill solicitors are not on all lender panels?

Pre- 2008 most lenders had an approach to risk which is different from today. The FSA in 2010 conducted a thematic review into fraud which in summary warned lenders: know the lawyers on your panel. Accordingly, lenders have subsequently looked to extract more information from law firms regarding their operations and the individuals employed by them and set certain criteria such as completing a minimum amount of transactions. Many law practices have been removed from lender panels even though they had an exemplary track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms were never going to meet the minimum amount of transactions the lenders insisted on.

The deeds to our home are lost. The conveyancers who dealt with the conveyancing in Denmark Hill 10 years ago have long since closed. Will I be able to sell the house?

You no longer need to hold title original deeds to establish that you own the land or premises, as the Land Registry have everything they need in a digital format.

I'm purchasing a new build house in Denmark Hill with a mortgage from Britannia. The builders refused to budge the amount so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not to tell my conveyancer about the deal as it may affect my mortgage with the bank. Is this normal?.

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.

My cousin has suggested that I use his conveyancing solicitors in Denmark Hill. Do I take his advice?

Much as we are happy to recommend a Denmark Hill conveyancing lawyer the ideal way to choose a conveyancing lawyer is to seek feedback from friends or relatives who have actually used the solicitor that you are considering.

Looking forward to exchange soon on a basement flat in Denmark Hill. Conveyancing lawyers inform me that they are sending me a report within the next couple of days. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Denmark Hill should include some of the following:

Rent payments - what is due and what the invoice dates are, and be on notice if this is subject to change Does the lease prevent you from renting out the property, or working from home Details of the parties to the lease, e.g. these could be the leaseholder, superior lessor, landlord Responsibility for maintaining the window frames The length of the lease term. You should be advised as what happens when the lease expires, and aware of the importance of not letting the lease term falling below eighty years

Following years of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Denmark Hill. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

Most certainly. We are happy to put you in touch with a Denmark Hill conveyancing firm who can help.

An example of a Freehold Enfranchisement case for a Denmark Hill premises is 66 Southwell Road in March 2012. By Order of Deputy District Judge Stone dated 25 January 2012 a vesting order was made. The determination of the purchase price was referred to the Tribunal who decided that the amount payable for the freehold should be£29,612.00 This case related to 3 flats. The number of years remaining on the existing lease(s) was 72.58 years.