I am progressing with the sale of my house in Catford and the estate agent has just telephoned to warn that the buyers are appointing a new property lawyer. The reason given is that the mortgage company will only work with solicitors on their approved list. Why would a leading lender only deal with specific law firms rather the firm that they want to select for their conveyancing in Catford ?

Mortgage companies have always had an approved set of law firms they are content to work with, but in the last few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.

Banks attribute this action to a rise in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to oversee. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any impact on this.

Should commercial conveyancing searches reveal proposed roadworks that may impact a commercial property in Catford?

Many commercial conveyancing solicitors in Catford will perform a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Catford. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Catford.

For every commercial conveyancing transaction in Catford it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can cause delays to Catford commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Catford.

I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Catford is where the house is located. Is there any advice you can impart?

Flying freeholds in Catford are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Catford you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Catford may decide 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 residence.

Am I better off to use a Catford conveyancing solicitor who is local to the property I am hoping to buy? An old friend can handle the conveyancing but her office is over three hundred kilometers drive away.

The benefit of a local Catford conveyancing firm is that you can attend the office to execute paperwork, deliver your ID and pester them if necessary. Having local Catford know how is a plus. However it's more important to get someone that will do a good and efficient job. If you know people who used your friend and in the main were impressed that must surpass using an unfamiliar Catford conveyancing lawyer just because they are based in the area.

Expecting to complete next month on a leasehold property in Catford. Conveyancing solicitors assured me that they are sending me a report on Monday. What should I be looking out for?

Your report on title for your leasehold conveyancing in Catford should include some of the following:

Rent payments - what is payable and what the invoice dates are, and be on notice if this will change in the future Where does the liability rest to repair and maintain the main walls and foundations. It is important that you know who is responsible the repair and maintenance of every part of the building if lease has a provision for a reserve fund? The total extent of the property. This could be the flat itself but may incorporate a roof space or basement if relevant. Setting out your legal entitlements in respect of common areas in the building.For instance, does the lease include a right of way over a path or hallways?

Despite our best efforts, we have been unsuccessful in trying to purchase the freehold in Catford. Can the Leasehold Valuation Tribunal adjudicate on premiums?

in cases where there is a absentee freeholder or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to judgment on the sum to be paid.

An example of a Freehold Enfranchisement case for a Catford residence is 44 Elmer Road in January 2013. The Tribunal dacied that amount to be paid by the Leaseholders for the Landlords freehold reversion was £12,951 as at the valuation date (20" September 2012).This matter was referred back to the Bromley County Court to deal with costs, fees and any other outstanding matters. This case related to 2 flats. The unexpired term was 74.25 years.