I am the only beneficiary of my late father’s estate with all property in now in my sole name, including the my former home in Crayford. Conveyancing formalities meant that the Land Registry date was in December. I plan to dispose of the property. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship will be treated the same way as though I had purchased the house in December. Is the property unsalable for six months?

The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How practical a view mortgage companies take of it, depend on the lender as this obligation chiefly exists to identify subsales or the wholesaling and assigning of properties.

I have paid off my mortgage with Yorkshire BS. I assume I don't need a Crayford conveyancer on the Yorkshire BS panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Yorkshire BS has sent the Land Registry the discharge electronically, and
3. Yorkshire BS has instructed the Land Registry to do so

It is unclear whether my lender requires a lease extension. I have telephoned my Crayford building society branch on various occasions and was advised it wasn't a problem and they will lend. My Crayford conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend in accordance with their published requirements. I simply don't know who is right.

Provided that the lawyer is on the mortgage company panel, she or he must comply with the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Crayford?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Crayford. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

In what way can the Landlord & Tenant Act 1954 affect my commercial premises in Crayford and how can you help?

The 1954 Act gives a safeguard to commercial tenants, granting the right to apply to court for a renewal lease and remain in occupation when the lease reaches an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and help with commercial conveyancing in Crayford

My husband and I are novice buyers - agreed a price, but the selling agent has warned us that the vendor will only proceed if we use the agent's preferred lawyers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a local solicitor used to conveyancing in Crayford

It is unlikely the vendors are behind this. Should the owner desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is likely to cause more damage than good. Contact the vendors directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are unencumbered (d) you intend to proceed fast (e)however you intend to appoint your preferred Crayford conveyancing lawyers - as opposed tothose that will earn the estate agent a commission or achieve conveyancing thresholds pre-set by corporate headquarters.

If all goes to plan we aim to complete the disposal of our £200,000 apartment in Crayford in 8 days. The managing agents has quoted £420 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Crayford?

Crayford conveyancing on leasehold maisonettes normally necessitates the buyer’s conveyancer sending questions for the landlord to answer. Although the landlord is under no legal obligation to address these enquiries the majority will be willing to do so. They are at liberty to charge a reasonable charge for answering questions or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is over three hundred pounds, in some transactions it is in excess of £800. The management information fee invoiced by the landlord must be accompanied by a summary of rights and obligations in relation to administration charges, otherwise the invoice is technically not due. In reality one has little choice but to pay whatever is requested of you if you want to complete the sale of your home.

I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Crayford conveyancing firm to help?

Most definitely. We are happy to put you in touch with a Crayford conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Crayford 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 affected 13 flats. The unexpired lease term was 76 years.