We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Does this mean I have to appoint their panel conveyancer as I would much rather appoint a high street conveyancing solicitor in Piccadilly?

Do check but the chances are that allocate you one of their panel conveyancers if you want the "fee-free" deal. Speak to the mortgage company and explore if they make available a monetary alternative. In the past a few lenders offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor in Piccadilly.

I am buying a new build flat in Piccadilly. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Piccadilly

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Piccadilly is the location of the property. Can you shed any light on this issue?

Flying freeholds in Piccadilly are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Piccadilly you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Piccadilly may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

We are a fortnight into a leasehold purchase having been recommend to solicitors by the high street agent to handle our conveyancing in Piccadilly. I am am extremely disappointed with the level of service. Could you help me find new solicitors?

A solicitor would have to be very bad to suggest replacing them. Has the loan offer been issued? If so you will need to advise them of the new contact details and get the loan are re-sent. The conveyancer needs to be on the mortgage company approved list to avoid supplemental expenses and complications. So that should be your starting point. The search tool will assist you in finding a bank approved conveyancer for your conveyancing in Piccadilly

Having had my offer accepted I require leasehold conveyancing in Piccadilly. Before diving in I require certainty as to the number of years remaining on the lease.

If the lease is registered - and almost all are in Piccadilly - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I have had difficulty in seeking a lease extension in Piccadilly. Can this matter be resolved via the Leasehold Valuation Tribunal?

Where there is a absentee freeholder 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 calculate the amount due.

An example of a Lease Extension matter before the tribunal for a Piccadilly premises is Flat 1 3 Upper Belgrave Street in December 2010. The Tribunal determined that the price payablefor the Lease extension in respect of the subject premises was £2,202,007 This case was in relation to 1 flat. The unexpired residue of the current lease was 21 years.