I have just been advised by my mortgage adviser that my Selhurst property lawyer is not on the mortgage company Solicitor panel. How can I check?

You need to contact your Selhurst lawyer directly. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they may recommend you to a Selhurst conveyancing firm that is on the conveyancing panel for your lender.

I am considering applying for a RBS mortgage for purchase of a new build (under development) in Selhurst with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for RBS ?

In theory, you could use a solicitor that is not on the RBS conveyancing panel, but RBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

I have todaydiscovered that Action Conveyancing have closed. They carried out my conveyancing in Selhurst for a purchase of a leasehold apartment 18 months ago. How can I establish that my home is registered correctly in the name of the previous owner?

The quickest way to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Selhurst conveyancing specialists.

As co-executor for the will of my uncle I am disposing of a house in Cardiff but reside in Selhurst. My lawyer (who is 200 kilometers awayrequires that I execute a stat dec before the transaction finalising. Could you suggest a conveyancing lawyer in Selhurst to witness this legal document for me?

Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are located in Selhurst

I've found a house that seems to meet my requirements, at a reasonable price which is making it more attractive. I have since found out that the title is leasehold rather than freehold. I would have thought that there are issues purchasing a leasehold house in Selhurst. Conveyancing solicitors have not yet been appointed. Will my lawyers set out the risks of buying a leasehold house in Selhurst ?

The majority of houses in Selhurst are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. We note that you are buying in Selhurst in which case you should be shopping around for a Selhurst conveyancing solicitor and check that they are used to dealing with leasehold houses. First you will need to check the number of years remaining. As a lessee you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example obtaining the landlord’sconsent to conduct changes to the property. It may be necessary to pay a contribution towards the upkeep of the communal areas where the property is part of an estate. Your lawyer will appraise you on the various issues.

I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Selhurst conveyancing firm to act on my behalf?

if there is a missing landlord or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to determine the amount due.

An example of a Lease Extension case for a Selhurst property is Flats 55, 67 & 70 Melbourne Court Anerley Road in July 2013. The tribunal calculated that the premium for the extended lease at £48,366.00 for at 55, and £88,329.00 for ats 67 and 70 combined. This case was in relation to 1 flat. The unexpired term was 26.38 years.