I got the keys to my home on 10 March and my personal details is not yet registered. Any reason for this? My conveyancing solicitor in Upper Norwood said it will be dealt with in less than a month. Are transfers in Upper Norwood uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in Upper Norwood registration formalities. As opposed to being determined by geographic area, timeframes can vary according to who lodges the application, whether there are errors and if the Land registry communicate with any third parties. Currently in the region of three quarters of such applications are fully addressed within 12 days but some can be subject to extensive delays. Registration is effected once the purchaser is living at the property therefore 'speed' is not always top priority yet if there is a degree of urgency associated with the registration then you or your lawyers can contact the land registry and explain the circumstances.

How does conveyancing in Upper Norwood differ for newly converted properties?

Most buyers of new build property in Upper Norwood approach us having been asked by the developer to sign contracts and commit to the purchase even before the residence is finished. This is because builders in Upper Norwood typically buy the real estate, 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 used to new build conveyancing in Upper Norwood or who has acted in the same development.

In what way can the Landlord & Tenant Act 1954 affect my commercial property in Upper Norwood and how can your lawyers assist?

The 1954 Act gives protection to business tenants, granting the right to make a request to court for a continuation of occupancy when the lease reaches an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Upper Norwood is one of the numerous locations in which our lawyers are based

We are 14 days into a residential purchase having been referred to solicitors by the high street agent to handle our conveyancing in Upper Norwood. We are not happy. Can you you assist me in finding new lawyers?

They would need to be very bad to suggest changing them. Has your loan offer been sent? If so you will need to make them aware of the new contact details and get the loan are issued to the new lawyers. The conveyancer needs to be on the lenders panel to avoid supplemental charges and delays. That should be your first question of the new solicitors. Our search tool should help you find a bank approved conveyancer for your home move in Upper Norwood

My partner and I may need to rent out our Upper Norwood ground floor flat temporarily due to taking a sabbatical. We used a Upper Norwood conveyancing firm in 2001 but they have since shut and we did not think at the time get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

Some leases for properties in Upper Norwood do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I am the registered owner of a leasehold flat in Upper Norwood, conveyancing formalities finalised 3 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Upper Norwood with an extended lease 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 remaining on your lease we estimate the price of your lease extension to be between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.