It has come to my attention via my estate agent that my Denham solicitor is not on the bank Solicitor panel. What can I do to check?

The first thing you need to do is to contact your Denham lawyer directly. You lawyer should advise you what has happened. Where they are not on the panel they may recommend you to a Denham conveyancing practice that is on the approved list of lawyers for your bank.

I have a decision in principle. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to instruct their panel conveyancer as I would prefer to use a high street conveyancing solicitor in Denham?

You should check but the chances are that appoint one of their panel conveyancers where you take up the "fee-free" deal. Call the lender and determine if they allow a cash alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor in Denham.

I have been on the look out for a leasehold apartment up to £235,500 and found one near me in Denham I like with a park and transport links nearby, however it only has 51 years unexpired on the lease. I can't really find anything else in Denham for this price, so just wondered if I would be making a grave error buying a lease with such few years left?

If you need a mortgage the shortness of the lease may be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.

I’m about to sell my ground floor apartment in Denham. Conveyancing has not commenced, however I have just received a half-yearly maintenance charge demand – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should pay the maintenance contribution as usual because all rents and service charges should be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Denham conveyancing firm to help?

if there is a missing landlord or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to arrive at the sum to be paid.

An example of a Lease Extension matter before the tribunal for a Denham flat is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case affected 3 flats. The unexpired term was 71 years.

I see that you have a search directory identifying firms on the bank conveyancing panel. Do Denham conveyancing companies pay you a commission if I retain them for my conveyancing?

We are a listing service only for law firms wishing to communicate if they are on the lender conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Denham.