I am not in a position to travel far from Bedfont. What is the rationale as to why all Bedfont solicitors aren't automatically on all bank panels?

Lenders highlight the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The removal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for lenders to review their conveyancing panels, which kicked off a major policy change in the sector. This led to lenders removing a number of firms from their panel of approved property lawyers .

My wife and I are acquiring a newly constructed flat in Bedfont and my solicitor is informing me that she has to the bank to reveal incentives from the seller. I am on a tight deadline to exchange contracts and I would rather not delay matters. Is my lawyer right?

You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I decided to have a survey done on a house in Bedfont prior to retaining conveyancers. I have been informed that there is a flying freehold aspect to the property. The surveyor advised that some banks may not issue a loan on a flying freehold home.

It varies from the lender to lender. Lloyds has different instructions from Birmingham Midshires. Should you wish to call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Bedfont. Conveyancing will be smoother if you use a solicitor in Bedfont especially if they regularly deal with such properties in Bedfont.

We're new on the property ladder - had an offer accepted, yet the agent informed us that the owners will only issue a contract if we instruct the agent's chosen lawyers as they need an ‘expedited deal’. My instinct tells me that we should use a local solicitor accustomed to conveyancing in Bedfont

We suspect that the owner is not behind this ultimatum. Should the seller want ‘a quick sale', turning down a genuine buyer is likely to cause more damage than good. Try to communicate with the owners directly and make the point that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you are going to instruct your own,trusted Bedfont conveyancing firm - not the ones that will give the estate agent a referral fee or meet his conveyancing thresholds set by corporate headquarters.

I want to sublet my leasehold flat in Bedfont. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?

Even though your last Bedfont conveyancing lawyer is not available you can review your lease to see if you are permitted to let out the apartment. The rule is that if the deeds are silent, subletting is allowed. There may be a precondition that you need to seek consent from your landlord or other appropriate person prior to subletting. The net result is you not allowed to sublet without first obtaining permission. Such consent must not not be unreasonably refused ore delayed. If your lease prohibits you from subletting the property you will need to ask your landlord if they are willing to waive this restriction.

I am the proprietor of a a ground floor purpose built flat in Bedfont. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the amount due for a lease extension?

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

An example of a Lease Extension case for a Bedfont flat is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case related to 1 flat. The unexpired lease term was 82.93 years.