My fiance and I are intent on purchasing a ground floor flat in Nunhead. My Solicitor has never been on on the lender solicitor panel. Am I still permitted to retain my Nunhead conveyancing solicitor notwithstanding that they are not on the bank approved list?

Various options include

• Carry on with your chosen Nunhead conveyancing practitioner but your bank will need to use a lawyer from their approved panel. This will result in additional cost together with likely frustration.
• Choose a fresh property lawyer to act in the purchase, obviously checking they are on the lender conveyancing panel.
• Appeal to your conveyancing practitioner to apply to join the bank panel

In what way does my ID and proof of funds have anything to do with my conveyancing in Nunhead? Is this really necessary?

You are right in the requirement set out by your lawyer has nothing to do with conveyancing in Nunhead. However these days you will not be able to complete any conveyancing deal without first providing evidence of your identity. This usually takes the form of a either your passport or driving licence as well as a council tax bill. Please note that if you are supplying your driving licence as evidence of identification it needs to be both the paper section and photo card part, one is not satisfactory without the other.

Evidence of your source of monies is mandated in accordance with the Money Laundering Regulations. Please do not be offended when you are asked to produce this as your conveyancer will need to have this information on file. Your Nunhead conveyancing solicitor will need to see evidence of proof of funds before they are able to accept any money from you into their client account and they will also ask further questions concerning the origin of funds.

Please explain the implications if my solicitor is expelled from the Lloyds Conveyancing panel ahead of completing my conveyancing in Nunhead?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

Are there restrictive covenants that are commonly identified as part of conveyancing in Nunhead?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Nunhead. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I've found a house that appears to tick a lot of boxes, at a reasonable figure which is making it more attractive. I have just been informed that it's a leasehold rather than freehold. I am assuming that there are issues purchasing a leasehold house in Nunhead. Conveyancing lawyers have are about to be instructed. Will they explain the issues?

The majority of houses in Nunhead are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can assist with the conveyancing process. It is clear that you are purchasing in Nunhead so you should seriously consider shopping around for a Nunhead conveyancing solicitor and be sure that they have experience in advising on leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as requiring the freeholder’spermission to carry out alterations. It may be necessary to pay a contribution towards the upkeep of the communal areas where the house is part of an estate. Your conveyancer will advise you fully on all the issues.

I have attempted and failed to negotiate with my landlord to extend my lease without success. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Nunhead conveyancing firm to assist?

You certainly can. We can put you in touch with a Nunhead conveyancing firm who can help.

An example of a Freehold Enfranchisement matter before the tribunal for a Nunhead flat is 41 Endwell Road in March 2013. this matter relateed to the acquisition of the freehold of a mid- terraced Victorian house converted into three separate self-contained dwellings. By an order dated 28/11/2012, Deputy District Judge Cole in the Bromley County Court held that the leaseholders were entitled to acquire the freehold and directed that the premium payable be determined by this Tribunal. The Tribunal assessed the premium to be £14,753 This case was in relation to 3 flats. The unexpired term was 80.01 years.