Much to our surprise we have been told by our estate agent that my Grove Park lawyer is not on the lender Solicitor panel. How can I be sure whether this is correct?

You need to contact your Grove Park lawyer directly. You lawyer should notify you what has happened. If they are not on the panel they may recommend you to a Grove Park conveyancing practice that is on the approved list of lawyers for your mortgage company.

My wife and I are due to exchange buying a property in Grove Park but as a result of wreckage from the recent storms I have managed to agree compensation from the current proprietors of three thousand pounds in the form of a deduction in the price. This was going to be addressed as part of a side agreement however RBS will not agree to this. Why were they approached?

Any lawyer being on a RBS conveyancing panel is obliged to inform RBS of any variations to the purchase price. If you prohibit your lawyer to report the price change to RBS then they would have to discontinue acting for you. In addition, RBS and you would have to appoint a new property lawyer for your conveyancing in Grove Park.

I require fast conveyancing in Grove Park as I have a deadline to exchange contracts within 3 weeks. A mortgage is not required. Can I avoid the conveyancing searches to save money and time?

As you are are a cash purchaser you are at free not to have searches carried out although no solicitor would recommend that you don't. With plenty of history conveyancing in Grove Park the following are examples of what can show up and adversely affect the marketability of the property: Enforcement Actions, Outstanding Charges, Overdue Grants, Road Schemes,...

How does conveyancing in Grove Park differ for new build properties?

Most buyers of new build residence in Grove Park approach us having been asked by the seller to sign contracts and commit to the purchase even before the premises is ready to move into. This is because builders in Grove Park typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Grove Park or who has acted in the same development.

I’m about to sell my garden flat in Grove Park. Conveyancing has not commenced, however I have just received a half-yearly service charge invoice – what should I do?

Your conveyancing lawyer is likely to suggest that you should clear the maintenance contribution as normal given that all ground rent and maintenance charges will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I am the registered owner of a ground-floor 1950’s flat in Grove Park. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the premium payable for a lease extension?

in cases where there is a absentee freeholder or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to judgment on the amount due.

An example of a Lease Extension case for a Grove Park property is 49 Woodstock Court Burnt Ash Hill in May 2012. the payment of £64,116 by the leaseholder was the premium which the Tribunal found due for the lease extension in this case. This case affected 1 flat. The number of years remaining on the existing lease(s) was 23.26 years.