I am considering applying for a Santander mortgage for purchase of a new build (under development) in South Norwood with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Santander ?

In theory, you could use a solicitor that is not on the Santander conveyancing panel, but Santander would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

Due to the guidance of my in-laws I had a survey completed on a house in South Norwood ahead of appointing solicitors. I have been told that there is a flying freehold aspect to the property. My surveyor has said that some mortgage companies may not give a loan on this type of home.

It depends who your proposed lender is. HSBC has different instructions from Nationwide. If you e-mail us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in South Norwood. Conveyancing may be slightly more expensive based on your lender's requirements.

We are a fortnight into a leasehold purchase having been recommend to conveyancers by the high street agent to do our conveyancing in South Norwood. We are not happy. Could you you assist me in finding new lawyers?

They would need to be very bad in order to consider diss instructing them. Has the loan offer been generated? In the event that it has you must inform them of the replacement solicitor and get the mortgage documents are re-sent. Your solicitor ideally should be on the mortgage company panel to avoid added costs and frustration. That should be your first question of the new lawyers. Our search tool can assist you in finding a lender approved conveyancer for your home move in South Norwood

What advice can you give us when it comes to choosing a South Norwood conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a solicitor for your lease extension (regardless if they are a South Norwood conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you speak with several firms including non South Norwood conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be of use:

What are the charges for lease extension work? Can they put you in touch with clients in South Norwood who can give a testimonial?

I own a first floor flat in South Norwood. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the amount due for a lease extension?

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

An example of a Lease Extension matter before the tribunal for a South Norwood residence is Flats 55, 67 & 70 Melbourne Court Anerley Road in July 2013. The tribunal calculated that the premium for the extended lease at £48,366.00 for at 55, and £88,329.00 for ats 67 and 70 combined. This case related to 1 flat. The remaining number of years on the lease was 26.38 years.

I'm selling a bungalow in South Norwood. I can find my conveyancer's company on the Law Society's list, but I can't find my conveyancer's name as listed on the regulator's website. Is this a big problem?

Not every individual in the law firm must be listed by the regulator. As long there is a manager qualified to 'oversee' the transaction, the actual day-to-day activity can be undertaken by unlicensed staff.