I am in the process of selling my maisonette in Penge and the estate agent has just e-mailed to say that the purchasers are swapping conveyancer. I am told that this is due to the fact that the mortgage company will only deal with solicitors on their approved list. Why would a big named lender only engage with certain solicitors rather the firm that they want to select to handle their conveyancing in Penge ?

Lenders have always had an approved set of law firms that can represent them, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.

Banks point to the increase in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any impact on this.

My wife and I have organised the release of further monies on our home loan from Lloyds as we intend to carry out a loft conversion to our property in Penge. Are we obliged to select a local Penge solicitor on the Lloyds conveyancing panel to handle the paperwork?

Lloyds don't usually instruct firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds conveyancing panel.

We expect to receive a OIP from Principality this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Principality recommend any Penge solicitors on the Principality conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Penge solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.

I am selling my apartment. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, UBS are being pedantic. The Penge solicitor who is on the UBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Over the last few months I have been searching for a ground for flat up to £235,500 and identified one near me in Penge I like with amenity areas and station nearby, however it only has 51 remaining years left on the lease. I can't really find anything else in Penge for this price, so just wondered if I would be making a grave error acquiring a short lease?

If you require a home loan the remaining unexpired lease term will be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you may ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.

Back In 2004, I bought a leasehold house in Penge. Conveyancing and Barnsley Building Society mortgage organised. I have received a letter from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1996. The conveyancing practitioner in Penge who previously acted has long since retired. Do I pay?

The first thing you should do is contact the Land Registry to make sure that this person is indeed the registered owner of the freehold reversion. You do not need to instruct a Penge conveyancing lawyer to do this as it can be done on-line for a few pound. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

After months of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Penge. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

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

An example of a Lease Extension matter before the tribunal for a Penge flat is Flats 5, 9, 38 & 40 Blakewood Court Anerley Park in January 2012. the tribunal held that the premiums payable for the new lease sare: FLAT 5:- £7,130 FLAT 9:- £7,860 FLAT 38:- £15,867 FLAT 40: £14,834 This case affected 4 flats.

My fiance and I are are looking to find a value for money conveyancing lawyer in Penge to assist me in selling my place. I really don't want to get ripped off but with plenty Penge conveyancing practices to choose from...who's the best?

Where you’ve never used a solicitor in the past, a personal recommendation from family or friends is a great place to start and is often the best barometer of quality. Alternatively, consult the Law Society’s regional record of conveyancing solicitors in Penge or make the most of our search tool to locate a conveyancing lawyer in Penge.