My mortgage broker says he needs my East Bedfont law firm’s panel member for the HSBC conveyancing panel. What is the best way to obtain this. I have e-mailed my local East Bedfont branch but they have not got back to me yet.

Have you tried speaking to your East Bedfont solicitor about this?. Most East Bedfont law practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.

I own a freehold premises in East Bedfont but still pay rent, why is this and what is this?

It is rare for properties in East Bedfont and has limited impact for conveyancing in East Bedfont but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.

Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.

Should my conveyancer be raising questions regarding flooding during the conveyancing in East Bedfont.

Flooding is a growing risk for conveyancers dealing with homes in East Bedfont. Some people will purchase a house in East Bedfont, fully expectant that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Solicitors are not best placed to give advice on flood risk, but there are a numerous checks that can be undertaken by the buyer or by their conveyancers which can give them a better appreciation of the risks in East Bedfont. The standard information given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual question of the seller to find out if the property has historically flooded. In the event that flooding has previously occurred which is not revealed by the vendor, then a buyer could issue a legal claim for losses resulting from an misleading reply. The purchaser’s lawyers may also carry out an enviro search. This will reveal if there is a recorded flood risk. If so, more detailed investigations will need to be made.

I am looking for a ground for flat up to £235,500 and found one round the corner in East Bedfont I like with a park and transport links nearby, the downside is that it only has 52 years unexpired on the lease. I can't really find anything else in East Bedfont suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you require a mortgage that many years may be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of 2 years you may request that they commence the lease extension formalities 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 consult your conveyancing lawyer about this.

All being well we will complete the sale of our £375,000 apartment in East Bedfont in nine days. The landlords agents has quoted £324 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in East Bedfont?

East Bedfont conveyancing on leasehold maisonettes often involves the purchaser’s lawyer sending enquiries for the landlord to answer. Although the landlord is under no legal obligation to respond to these enquiries most will be willing to do so. They are entitled to invoice a reasonable administration fee for answering questions or supplying documentation. There is no upper cap for such fees. The average costs for the paperwork that you are referring to is £350, in some situations it exceeds £800. The management information fee required by the landlord must be sent together with a summary of entitlements and obligations in relation to administration charges, without which the invoice is not strictly payable. In reality you have no option but to pay whatever is requested of you should you wish to complete the sale of your home.

I have attempted and failed to negotiate with my landlord to extend my lease without success. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a East Bedfont conveyancing firm to represent me?

Where there is a absentee freeholder or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to calculate the premium.

An example of a Lease Extension case for a East Bedfont flat is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case affected 1 flat. The unexpired term was 82.93 years.