My mortgage broker requires my East Croydon law firm’s panel member for the Nat West conveyancing panel. Can you suggest how I discover this. I have contacted my local East Croydon branch but they don't know it.

The sensible thing to do is ask for this information from your East Croydon solicitor . They keep a central record lender panel numbers.

We are downsizing from our home in East Croydon and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any high street East Croydon lawyer would know that there is no such problem. For the life of me I don't know why the buyers used a national conveyancing practice rather than a conveyancing solicitor in East Croydon. Having lived in East Croydon for 4 years we know of no issue. Is it a good idea to contact our local Authority to obtain clarification that there is no issue.

It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

I am looking for a leasehold apartment up to £305k and found one round the corner in East Croydon I like with a park and transport links in the vicinity, however it only has 61 remaining years left on the lease. There is not much else in East Croydon suitable, so just wondered if I would be making a grave error acquiring a short lease?

Should you need a home loan the shortness of the lease will be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of twenty four months you can request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.

I need to retain a conveyancing solicitor for remortgage conveyancing in East Croydon. I happened to stumble across a site which seems to have the ideal solution If there is a chance to get all this stuff completed via email that would be preferable. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I have recently realised that I have 68 years left on my lease in East Croydon. I need to get lease extension but my freeholder is missing. What are my options?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. However, you will be required to prove that you have made all reasonable attempts to track down the landlord. For most situations a specialist may be helpful to conduct investigations and prepare a report which can be accepted by the court as proof that the freeholder can not be located. It is wise to seek advice from a solicitor in relation to investigating the landlord’s absence and the vesting order request to the County Court overseeing East Croydon.

I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a East Croydon conveyancing firm to assist?

Most certainly. We are happy to put you in touch with a East Croydon conveyancing firm who can help.

An example of a Freehold Enfranchisement decision for a East Croydon flat is 29 Woodstock Road in April 2014. the Tribunal determined that the premiums to be paid into court in respect of the purchase of the freehold registered at HMLR under Title N0.SY3997 should be £7,217. This case was in relation to 4 flats. The unexpired term as at the valuation date was 98 years.