I was advised recently by my financial adviser that my Bickley solicitor is not on the mortgage company Solicitor panel. How can I be certain that this is indeed the case?

The sensible course of action for you to take is to contact your Bickley lawyer directly. It is reasonable to expect your lawyer to notify you of the situation. Where they are not on the panel they may recommend you to a Bickley conveyancing practice that is on the approved list of lawyers for your bank.

Would the conveyancing solicitors via your comparison service execute attended exchange conveyancing in Bickley?

We do have a number of conveyancing experts carrying out attended exchanges. Please e-mail us to obtain a costs illustration and details as to dates.

Do banks and building societies provide you with an approved list of Bickley conveyancing solicitors? How do you know who is on the Santander conveyancing panel?

Bickley conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.

I wish to let out my leasehold apartment in Bickley. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?

Some leases for properties in Bickley do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I am the leaseholder of a first floor flat in Bickley. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the premium due for a lease extension?

Where there is a absentee freeholder or if there is disagreement about the premium for a lease extension, under the relevant legislation you can apply to the LVT to assess the sum to be paid.

An example of a Lease Extension decision for a Bickley flat is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case related to 1 flat. The unexpired term was 50.57 years.

Do online conveyancing companies undertake everything a high street Bickley solicitor does or do I still need to use a solicitor for the final stages for my conveyancing in Bickley?

If you choose an online conveyancer they should undertake all the things your Bickley solicitor would cover.