Forgive me if this question is silly but I am unseasoned as a first time buyer of a two bedroom flat in Greenwich. Do I pick up the keys to the premises on completion from my solicitor? If so, I will use a High Street conveyancing solicitor in Greenwich?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the owner’s solicitors, and shortly after the monies have arrived, you should be invited to pick up the keys from the Estate Agents and move into your new home. Usually this happens between 1 and 3pm.

I am being told by my solicitor that restrictive coveneant insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Greenwich?

The appropriate level of restrictive coveneant indemnity insurance should be dictated by who your lender. It would differ for example between Yorkshire Building Society and Virgin Money. Conveyancing solicitors as opposed to members of the public take out such insurances.

Are all Greenwich Conveyancing Quality Solicitors on the Coventry BS conveyancing list of approved firms?

It is true that some lenders now use CQS as the starting point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.

I have been told that property searches are the primary reason for delay in Greenwich conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances during the legal transfer of property. Local searches are not likely to be the root cause of holding up conveyancing in Greenwich.

I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a straight forward, no chain conveyancing. Greenwich is where the house is located. Can you shed any light on this issue?

Flying freeholds in Greenwich are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Greenwich you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Greenwich may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

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

The 1954 Act gives a safeguard to business lessees, giving them the right to apply to court for a renewal tenancy and remain in occupation when the lease reaches an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Greenwich is one of our hundreds of areas of the UK in which the firms we work with are based

I am intending to sublet my leasehold flat in Greenwich. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

A small minority of properties in Greenwich do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I have attempted and failed to negotiate with my landlord to extend my lease without success. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Greenwich conveyancing firm to assist?

Most definitely. We can put you in touch with a Greenwich conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Greenwich flat is 73 Walerand Road in August 2012. the result of the findings of the Tribunal led to a premium to be paid for the extended lease in respect of Flat 73 in the sum of £10,040. The premium applicable in respect of Flat 85 was £5,710. This case was in relation to 2 flats. The unexpired lease term was 72 years.