Last we completed a house move in Sydenham. We have noticed several problems with the property which we believe were omitted in the conveyancing searches. What action can we take? Can you clarify the type of searches that needed to have been carried out as part of conveyancing in Sydenham?

The query is vague as what problems have arisen and if they are specific to conveyancing in Sydenham. Conveyancing searches and investigations initiated as part of the buying process are supposed to help avoid problems. As part of the process, the vendor answers a questionnaire known as a SPIF. If the information is inaccurate, then you may have a claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Sydenham.

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

Do check but the chances are that give you one of their panel solicitors should you accept the "fee-free" offer. Contact the mortgage company to determine if they make available a cash alternative. Some mortgage companies have previously offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor near Sydenham.

Is it correct that all Sydenham CQS (Conveyancing Quality Scheme) solicitors are on the conveyancing list of approved practices?

It is true that some lenders now use CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.

I had a mortgage agreed in principle with . Sydenham conveyancing solicitors were instructed. What is the average time that one could expect to receive a mortgage offer from ?

There is no definitive answer here. Have completed the valuation? Have you informed as to your lawyers' details and checked that your lawyers are on the conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Sydenham bank branch on various occasions and was reassured it wasn't a problem and they will lend. My Sydenham conveyancing solicitor - who is on the bank conveyancing panel- called to say that they will not lend based on their published requirements. I have no idea who is right.

As long as the is on the lender panel, she or he must follow the Council of Mortgage Lenders’ Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

How simple is it to use the search app to find a conveyancing lawyer in Sydenham on the authorised to act for my bank?

First pick a bank such as , or then specify your location for instance Sydenham. Conveyancing organisations in Sydenham and across England and Wales should be listed.

I am in need of some leasehold conveyancing in Sydenham. Before I set the wheels in motion I require certainty as to the number of years remaining on the lease.

Assuming the lease is registered - and 99.9% are in Sydenham - then the leasehold title will always include the basic details 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 invested in buying a ground floor flat in Sydenham, conveyancing having been completed 1995. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Sydenham with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease expires on 21st October 50

With just 50 years unexpired the likely cost is going to be between £36,100 and £41,800 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.