We are purchasing a 3 bedroom flat in Petersham with a mortgage. We would like to retain our Petersham solicitor, but the lender advise he's not on their "panel". It appears that we have little choice but to instruct one of the mortgage company panel conveyancing practices or retain our Petersham solicitor as well as pay for one of their panel lawyers to represent them. We feel that this is inequitable; is there anything we can do?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms 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. Another option that might be available is for your Petersham conveyancing solicitor to apply to be on the conveyancing panel.

Forgive me if this question is silly but I am unseasoned as a 1st time buyer of a garden flat in Petersham. Do I collect the keys to the premises on the completion date from my conveyancer? If this is the case, I will appoint a High Street conveyancing solicitor in Petersham?

On the day of completion you will not be required to attend the conveyancers office in Petersham. Your solicitors will transfer the purchase money to the owner’s solicitors, and shortly after the monies have arrived, you should be called to receive the keys from the property Agents and move into your new home. Usually this occurs between 1 and 3pm.

I'm the sole recipient of my late father’s estate and I have everything in my name alone, including the house in Petersham. The Petersham property was put into my name in October. I want to move. I understand that there is a CML 6 month 'rule', which means that my proprietorship will be treated the same way as though I had purchased the property in October. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. Most banks would take a sensible view as this provision chiefly exists to capture the purchase and immediately sell or the flipping of properties.

Does a directory service exist listing Principality panel conveyancers in Petersham on the Building Society Association’s Website?

No. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lending institutions make their panel listings visible on the web. If you are seeking to appoint a Petersham lawyer on the Principality please make the most of our tool.

four months have elapsed since my purchase conveyancing in Petersham took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Over the last few months I have been searching for a ground for flat up to £195,000 and found one near me in Petersham I like with amenity areas and railway links in the vicinity, the downside is that it's only got 49 years unexpired on the lease. There is not much else in Petersham in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you need a mortgage the shortness of the lease will be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 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 and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.

If instructed can a conveyancer remove a person from the title of my property in Petersham ?

Removing or adding someone to the title of your property is relatively straightforward. You’ll need to appoint a lawyer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a conveyancer