I am in need of a property lawyer. Do I opt for a national conveyancer rather than a local Nine Elms conveyancing lawyer?

Existing third party relationships are another important factor to consider when choosing conveyancing lawyers. Nine Elms conveyancers enjoy long term relationships with mortgage brokers and property, local authorities, surveyors and other conveyancing firms meaning you will move in shortest possible time. Hosting a well rounded knowledge of the local area is also a plus .

It is 10 years ago since I acquired my house in Nine Elms. Conveyancing lawyers have now been retained on the sale but I am unable to find the title documents. Will this jeopardise the sale?

Don’t worry too much. Firstly there is a chance that the deeds will be with the mortgage company or they may be archived with the solicitor who handled your purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring current official copies of the land registers. Almost all conveyancing in Nine Elms involves registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.

we are a couple who are hoping to buy a newbuild apartment in Nine Elms with a loan from Norwich and Peterborough Building Society.We would like to retain our Nine Elms conveyancing solicitor but Norwich and Peterborough Building Society says his firm is not on their "panel". We have to appoint a Norwich and Peterborough Building Society panel solicitor or keep our preferred solicitor and pay for a Norwich and Peterborough Building Society panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The home loan offered to you is subject to its terms and conditions, a common one being that solicitors will be on the Norwich and Peterborough Building Society approved list. in the past, most banks had large numbers of solicitors 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. A further alternative is for your lawyer to apply to be on the conveyancing panel for Norwich and Peterborough Building Society

I am buying a new build house in Nine Elms with a loan from HSBC Bank. The builders would not reduce the amount so I negotiated 6k of extras instead. The property agent advised me not disclose to my solicitor about this extras as it may impact my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

My wife and I purchased a leasehold house in Nine Elms. Conveyancing and Birmingham Midshires mortgage went though with no issue. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1998. The conveyancing solicitor in Nine Elms who acted for me is not around. Any advice?

First make enquiries of the Land Registry to be sure that the individual purporting to own the freehold is indeed the new freeholder. It is not necessary to incur the fees of a Nine Elms conveyancing firm to do this as it can be done on-line for £3. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I have attempted and failed to negotiate with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Nine Elms conveyancing firm to assist?

in cases where there is a absentee landlord or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to judgment on the price payable.

An example of a Lease Extension case for a Nine Elms premises is 150A Albert Palace Mansions Lurline Gardens in July 2013. The Tribunal determined that the premium payable for the new lease of the subject property was £42,069 This case affected 1 flat. The remaining number of years on the lease was 57.06 years.