I am considering applying for a Lloyds mortgage for purchase of a new build (under development) in Thames View with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Lloyds ?

There is nothing to stop you using your solicitor, but Lloyds will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

Can I be sure that the Thames View conveyancing solicitor on the Aldermore panel is any good?

When it comes to conveyancing in Thames View obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer conducting your transaction.

I have paid off my mortgage with Kent Reliance. I assume I don't need a Thames View conveyancing practitioner on the Kent Reliance panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Kent Reliance has sent the Land Registry the discharge electronically, and
3. Kent Reliance has instructed the Land Registry to do so

It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Thames View bank branch on various occasions and was told they are content with the situation and they will lend. My Thames View conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they will not lend in accordance with their specific requirements. Who do I believe?

Provided that the lawyer is on the bank approved list, they must comply with the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Is it possible to switch firm as I need to choose a firm on the Yorkshire Building Society conveyancing list. I had appointed a high street conveyancing solicitor in Thames View five minutes from me but the firm is not approved by Yorkshire Building Society

It would be our pleasure to help you select a conveyancing solicitor in Thames View on the Yorkshire Building Society panel. Please note that the property lawyers that we work with do not pay us a referral fee if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Thames View. In making use of the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Thames View.

My husband and I are first time buyers - had an offer accepted, but the estate agent advised that the vendor will only move forward if we use the agent's preferred lawyers as they need an ‘expedited deal’. We would rather use a local conveyancer who is accustomed to conveyancing in Thames View

We suspect that the seller is unaware of this ultimatum. If they require ‘a quick sale', taking such a hostile approach to a motivated purchaser is likely to cause more damage than good. Speak to the owners direct and explain that (a)you are motivated purchasers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you are going to appoint your own,trusted Thames View conveyancing solicitors - not the ones that will give the estate agent a referral fee or achieve conveyancing thresholds demanded by head office.

Do you have any top tips for leasehold conveyancing in Thames View with the purpose of speeding up the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Thames View can be reduced if you appoint lawyers the minute your agents start marketing the property and ask them to collate the leasehold documentation which will be required by the purchasers’ solicitors.
In the event that you altered the property did you need the Landlord’s permission? In particular have you installed wooden flooring? Most leases in Thames View state that internal structural changes or addition of wooden flooring calls for a licence from the Landlord acquiescing to such changes. If you fail to have the consents to hand you should not communicate with the landlord without checking with your conveyancer in the first instance. If you have had conflict with your landlord or managing agents it is very important that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be reluctant to purchase a property where a dispute is unresolved. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as over as opposed to unresolved. If you have the benefit of shareholding in the freehold, you should make sure that you have the original share document. Obtaining a new share certificate is often a time consuming formality and delays many a Thames View conveyancing deal. If a reissued share certificate is needed, do contact the company director and secretary or managing agents (if relevant) for this sooner rather than later.

I have had difficulty in trying to purchase the freehold in Thames View. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Most certainly. We are happy to put you in touch with a Thames View conveyancing firm who can help.

An example of a Lease Extension decision for a Thames View residence is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case was in relation to 1 flat. The unexpired lease term was 61.36 years.