Much to our surprise we have been told by our broker that my Eltham property lawyer is not on the bank Conveyancing panel. How can I be certain that this is indeed the case?

You need to call your Eltham conveyancer. You lawyer should advise you what has happened. If they are not on the panel they may be able to suggest a Eltham conveyancing practice that is on the conveyancing panel for your lender.

We're in Eltham, First time buyers purchasing with a mortgage (lender is , and our solicitor is on the conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

What is your number one tip for choosing a conveyancing solicitor in Eltham

It would be unwise to be swayed by the lowest Eltham conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

Are all Eltham Conveyancing Quality Solicitors on the conveyancing list of approved firms?

A selection of lenders now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.

I am due to exchange contracts on my flat. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, are being problematic. The Eltham solicitor who is on the conveyancing panel is recommending indemnity insurance as a solution but are insisting on a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

How can the Landlord & Tenant Act 1954 impact my business offices in Eltham and how can you help?

The 1954 Act gives protection to commercial lessees, granting the dueness to make a request to court for a new lease and continue in occupation at the end of the lease term. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and handle your commercial conveyancing in Eltham

I am looking at a two flats in Eltham which have in the region of forty five years left on the leases. Do I need to be concerned?

A lease is a legal document that entitles you to use the property for a prescribed time frame. As a lease gets shorter the marketability of the lease decreases and results in it becoming more costly to acquire a lease extension. For this reason it is advisable to extend the lease term. More often than not it is difficulties arise selling premises with a short lease because mortgage companies may be unwilling to lend money on such properties. Lease enfranchisement can be a protracted process. We advise that you get professional assistance from a solicitor and surveyor with experience in this arena.

Eltham Leasehold Conveyancing - A selection of Questions you should ask Prior to Purchasing

Most Eltham leasehold apartments will incur a service charge for the upkeep of the block levied on behalf of the landlord. Should you purchase the flat you will have to meet this contribution, normally periodically throughout the year. This can differ from two or three hundred pounds to thousands of pounds for bigger purpose-built buildings. In all likelihood there will be a ground rent to be met yearly, this is usually not a significant amount, say about £50-£100 but you need to enquire it because on occasion it could be many hundreds of pounds. Is there a share of the freehold?