I can't travel far from Kennington. I would like to know the reason why all Kennington property lawyers aren't included on all bank panels?

Before the recession most lenders displayed an attitude to risk which is different than today. The FSA in 2010 conducted a thematic review into property fraud which concluded: know the lawyers on your panel. Accordingly, banks have subsequently looked to extract more information from law firms concerning their processes and the staff who work for them and set certain criteria such as completing a minimum volume of transactions. Thousands of law practices have found themselves removed from lender panels even though they had 100% healthy disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms were never going to satisfy the minimum volume of transactions the lenders set.

Just bought a semi-detached house in Kennington , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Kennington conveyancing solicitor works at snail pace, so I want to be sure that my name is recorded.

There is nothing unique when it comes to conveyancing in Kennington registration formalities. Rather than based on location, timescales can adjust according to who lodges the application, whether there are errors and if the Land registry must send notices to any other parties. At present roughly 80% of submission are fully dealt with within two weeks but occasionally there can be longer hold-ups. Registration takes place after the new owner is living at the premises thus an expedited registration is not typically an essential issue yet where there is a degree of urgency associated with the registration then you or your lawyers must contact the land registry and explain the circumstances.

Due to the input of my in-laws I had a survey completed on a property in Kennington prior to appointing lawyers. I have been informed that there is a flying freehold element to the property. My surveyor has said that some lenders will not grant a loan on this type of property.

It varies from the lender to lender. Lloyds has different instructions for example to Nationwide. If you e-mail us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Kennington. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Kennington to see if the conveyancing will be more expensive.

I'm converting the mortgage on my primary home to a BTL loan with Nottingham Building Society and intend to use the remaining equity as a down payment on a second property. The area we are looking at is Kennington. Will your solicitors be able to act for the two lenders and tie in the two deals?

Do use our comparison tool on this page to ensure that the conveyancers are approved by both lenders. Assuming that they are your conveyancer will be able to connect the two deals but you should talk with you conveyancer and communicate your desired outcome and needs.

I work for a busy estate agency in Kennington where we see a few leasehold sales jeopardised as a result of short leases. I have been given contradictory information from local Kennington conveyancing firms. Could you clarify whether the owner of a flat can instigate the lease extension process for the purchaser on completion of the sale?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I have had difficulty in trying to reach an agreement for a lease extension in Kennington. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Most definitely. We are happy to put you in touch with a Kennington conveyancing firm who can help.

An example of a Lease Extension case for a Kennington flat is Ground Floor Flat 39 Bronsart Road in May 2010. Following a vesting order by West London County Court the Leasehold Valuation Tribunal concluded that the price to be paid for the extended lease of the premises was Thirteen Thousand Two hundred pounds (£13,200) in accordance with the valuation. The extended lease was granted for a term of 90 years from the expiry date of the Lease and at a peppercorn ground rent from the date of the vesting order. This case affected 1 flat. The unexpired term as at the valuation date was 74.77 years.