My IFA has requested my Barnes Cray solicitor’s panel member for the HSBC conveyancing panel. Can you suggest how I discover this. I have e-mailed my local Barnes Cray branch but they have not responded to me.

Have you tried speaking to your Barnes Cray solicitor about this?. They should have a central record lender panel numbers.

When it comes to mortgage companies such as Bank of Ireland, do Barnes Cray conveyancing practitioners face an annual charge to be on the conveyancing panel?

We are unaware of any mortgage company fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

Can I be sure that the Barnes Cray conveyancing solicitor on the Santander panel is any good?

When it comes to conveyancing in Barnes Cray seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor handling your transaction.

I am expecting a OIP from Virgin Money this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Virgin Money recommend any Barnes Cray solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Barnes Cray solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Barnes Cray. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Barnes Cray

Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

I've recently bought a leasehold flat in Barnes Cray. Am I liable to pay service charges relating to a period prior to my ownership?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I have attempted and failed to negotiate with my landlord to extend my lease without success. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Barnes Cray conveyancing firm to act on my behalf?

Absolutely. We can put you in touch with a Barnes Cray conveyancing firm who can help.

An example of a Lease Extension case for a Barnes Cray premises is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case related to 13 flats. The number of years remaining on the existing lease(s) was 76 years.

Do lenders provide you with an approved list of Barnes Cray solicitors? How do you know who is on the lender conveyancing panel?

Barnes Cray law firm practices and firms carrying out conveyancing in Barnes Cray themselves provide us confirmation that they are on the lender conveyancing panel as opposed to being supplied with a list from the mortgage company directly.