Me and my fiance are purchasing a 1 bedroom apartment in Alexandra Park with a mortgage. We have a Alexandra Park conveyancer, however the bank says she’s not on their "panel". It appears that we have no choice but to use one of the lender panel conveyancing practices or keep our Alexandra Park conveyancing practitioner and pay for one of their panel firms to act for them. This feels very unfair; are we not able to demand that the lender use our Alexandra Park conveyancer ?

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 Alexandra Park conveyancing lawyer to apply to be on the conveyancing panel.

In reading online forums for a cheap lawyer in Alexandra Park, many post that I should use a CQS assured solicitor. What is CQS?

The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * adherence to best practice conveyancing procedures through the scheme protocol the standard covers numerous organisations who execute conveyancing in Alexandra Park.

I am buying a new build flat in Alexandra Park. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Alexandra Park

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please confirm the Lease plans are architect prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I have been on the look out for a ground for flat up to £305k and identified one close by in Alexandra Park I like with open areas and transport links nearby, however it only has 51 years on the lease. There is not much else in Alexandra Park in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?

Should you require a mortgage that many years will likely be an issue. Discount the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this.

I am buying a house and cash is in place. My lawyer has been supplied with with two distinct forms of photo identification, bank statement, endless utility bills. Now he needs a copy from a probate lawyer acknowledging that the funds are legitimate and that it has come from inheritance and not dealing E's in Ibiza.

For some years now requires conveyancing solicitors as well as banks, building societies and other financial institutes to obtain satisfactory evidence of the identity of the client. This is because solicitors who deal with money and property on behalf of their clients can be used by criminals wishing to launder money. In order to comply with the law of money laundering, your Alexandra Park conveyancing lawyer will need to obtain evidence of your identity as as well as make sure that your funds are legitimate.