Me and my partner are hoping to buy a 2 bedroom flat in South East London with a mortgage. We like our South East London solicitor, but the lender advise she’s not on their "panel". It appears that we have little option but to appoint one of the mortgage company panel conveyancing practices or keep our South East London solicitor as well as pay for one of their panel lawyers to act for them. We consider that this is unjust; are we not able to demand that the lender use our South East London property lawyer ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 South East London conveyancing lawyer to apply to be on the conveyancing panel.

I own a freehold property in South East London but nevertheless invoiced for rent, why is this and what is this?

It is rare for properties in South East London and has limited impact for conveyancing in South East London but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.

Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.

How does conveyancing in South East London differ for newly converted properties?

Most buyers of new build or newly converted property in South East London approach us having been asked by the seller to exchange contracts and commit to the purchase even before the property is completed. This is because builders in South East London typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in South East London or who has acted in the same development.

Over the last few months I have been searching for a flat up to £305k and found one near me in South East London I like with a park and transport links nearby, the downside is that it's only got 49 remaining years left on the lease. There is not much else in South East London for this price, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you require a mortgage the shortness of the lease may 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 owner has owned the property for at least twenty four months you can 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 term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.

As co-executor for the will of my grandmother I am disposing of a property in Monmouth but live in South East London. My solicitor (who is 200 miles from mehas requested that I sign a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing solicitor in South East London who can witness and place their company stamp on the document?

strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are South East London based