It has come to my attention via my broker that my Bexleyheath solicitor is not on the mortgage company Conveyancing panel. What can I do to be sure whether this is correct?

Your first step should be to call your Bexleyheath conveyancer. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they may be able to suggest a Bexleyheath conveyancing firm that is on the conveyancing panel for your lender.

My wife and I buying a 4 bedroom semi-detached house in Bexleyheath. Our aim is to convert the garage to an office at the house.Will the conveyancing process involve investigations to determine if these works are permitted?

Your property lawyer should review the deeds as conveyancing in Bexleyheath can on occasion reveal restrictions in the title deeds which prohibit certain alterations or require the permission of a 3rd party. Certain extensions require local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these things with a surveyor ahead of any purchase.

When it comes to mortgage companies such as Yorkshire BS, do Bexleyheath conveyancers have to pay a fee to be on the list of approved solicitors?

We are unaware of any bank fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

Is it the case that all Bexleyheath solicitor firms on the Virgin Money conveyancing panel are regulated by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Virgin Money conveyancing panel they would need to be governed by the SRA. The majority of lenders do list licenced conveyancers on their panel in which case such organisation would be overseen by the Council of Licensed Conveyancers.

I am buying a new build apartment in Bexleyheath. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions 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 Bexleyheath

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. 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 Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply a car parking plan.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. Bexleyheath is where the house is located. Is there any guidance you can impart?

Flying freeholds in Bexleyheath are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bexleyheath you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bexleyheath may determine 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 premises.

I am on look out for some leasehold conveyancing in Bexleyheath. Before I set the wheels in motion I require certainty as to the unexpired term of the lease.

If the lease is recorded at the land registry - and most are in Bexleyheath - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Following years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Bexleyheath. Can we issue an application to the Residential Property Tribunal Service?

Absolutely. We are happy to put you in touch with a Bexleyheath conveyancing firm who can help.

An example of a Lease Extension decision for a Bexleyheath residence 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 affected 13 flats. The unexpired term was 76 years.