It is 10 years ago since I acquired my house in Mottingham. Conveyancing lawyers have now been appointed on the sale but I can't find my deeds. Is this a problem?

Don’t worry too much. Firstly the deeds may be kept by your lender or they may be in the possession of the conveyancers who oversaw the purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Most conveyancing in Mottingham relates to registered property but in the rare situation where your property is unregistered it adds to the complexity but is resolvable.

My wife and I buying a 4 bedroom semi-detached house in Mottingham. Our aim is to convert the garage to a playroom at the house.Will the conveyancing process include investigations to ascertain if these works are allowed?

Your property lawyer will check the registered title as conveyancing in Mottingham will occasionally identify restrictions in the title deeds which prevent certain changes or necessitated the permission of another owner. Certain additions require local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.

Can I be sure that the Mottingham conveyancing solicitor on the RBS panel is any good?

When it comes to conveyancing in Mottingham seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor handling your conveyancing.

My fiancee and I are in the process of looking at apartments in Mottingham and I am about to put in an offer. Is it premature to have a solicitor in place? I am planning to take a home loan with Leeds Building Society.

You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. As you are seeking a mortgage with Leeds Building Society, make sure you remember to check that your lawyer is on the Leeds Building Society conveyancing panel.

I am looking for a flat up to £235,500 and identified one near me in Mottingham I like with open areas and station nearby, however it only has 51 years on the lease. There is not much else in Mottingham suitable, so just wondered if I would be making a grave error buying a short lease?

Should you require a home loan that many years will be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you may ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.

My uncle has encouraged me to instruct his conveyancing solicitors in Mottingham. Do I take his advice?

Much as we are happy to recommend a Mottingham conveyancing lawyer it’s preferable to find a conveyancing solicitor is to get guidance from friends or family who have used the solicitor that you are are thinking of instructing.

I want to rent out my leasehold flat in Mottingham. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?

A lease dictates the relationship between the freeholder and you the leaseholder; specifically, it will set out if subletting is banned, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in Mottingham do not contain subletting altogether – such a clause would undoubtedly devalue the property. In most cases there is a basic requirement that the owner notifies the freeholder, possibly supplying a copy of the sublease.

I am the proprietor of a first floor flat in Mottingham. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the sum due for a lease extension?

if there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to determine the amount due.

An example of a Lease Extension decision for a Mottingham flat 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 related to 1 flat. The unexpired term as at the valuation date was 23.26 years.