We are buying a 2 bedroom flat in Erith with a mortgage. We like our Erith conveyancer, however the lender says she’s not on their "panel". We have to appoint one of the bank panel firms or retain our Erith as well as pay for one of their panel lawyers to represent them. This seems very unfair; is there anything we can do?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Erith conveyancing solicitor to apply to be on the conveyancing panel.

I am buying a new build flat in Erith. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Erith

Please confirm the Lease plans are surveyor prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

Due to the input of my in-laws I had a survey completed on a house in Erith ahead of instructing conveyancers. I have been told that there is a flying freehold overhang to the property. Our surveyor advised that some banks tend refuse to issue a loan on a flying freehold home.

It depends who your proposed lender is. HSBC has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Erith. Conveyancing will be smoother if you use a solicitor in Erith especially if they are accustomed to such properties in Erith.

What does commercial conveyancing in Erith cover?

Non domestic conveyancing in Erith covers a broad range of advice, provided by qualified solicitors, relating to business property. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.

I am in need of some leasehold conveyancing in Erith. Before I get started I require certainty as to the number of years remaining on the lease.

If the lease is registered - and 99.9% are in Erith - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I invested in buying a leasehold flat in Erith, conveyancing formalities finalised in 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Erith with a long lease are worth £165,000. The average or mid-range amount of ground rent is £45 yearly. The lease comes to an end on 21st October 50

With just 50 years remaining on your lease we estimate the price of your lease extension to range between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.