Is the fact that my conveyancer in Chalk Farm is not identified on my mortgage company's solicitor panel that there is a problem with the quality of her conveyancing?

It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Chalk Farm conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

Do the Building Society Association intend to launch a searchable register to list law firms on the Melton Mowbray Building Society conveyancing panel for example in Chalk Farm?

We would not expect to be advised of any intention on the part of the BSA to develop such a tool.

I am assisting my sister sell her flat in Chalk Farm. Does the solicitor order an energy performance certificate or do I organise this?

Following the demise of HIPs, EPC’s was maintained a compulsory part of moving house. An energy assessment needs to be commissioned in advance of the property being put on the market. It is not as aspect of the sale process that solicitors ordinarily organise. Where you are using a Chalk Farm conveyancing practitioner they might be willing to arrange EPC’s due to their contacts with long established Chalk Farm assessors

We are purchasing a detached bungalow in Chalk Farm. We would like to carry out an extension to the side at the property.Will the conveyancing process involve checks to determine if these alterations are prohibited?

Your property lawyer should review the deeds as conveyancing in Chalk Farm can occasionally reveal restrictions in the title documents which prohibit certain works or necessitated the consent of a 3rd party. Some additions need local authority planning permissions and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these issues with a surveyor prior to committing yourself to a purchase.

I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Chalk Farm bank branch on a couple of occasions and was informed it wasn't an issue and they would lend. My Chalk Farm conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

Your lawyer has to follow the CML Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the bank 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.

I am buying a new build flat in Chalk Farm. 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 conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Chalk Farm

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

Over the last few months I have been searching for a leasehold apartment up to £305k and found one round the corner in Chalk Farm I like with open areas and railway links nearby, however it only has 49 years on the lease. There is not much else in Chalk Farm suitable, so just wondered if I would be making a mistake buying a lease with such few years left?

Should you require a home loan the remaining unexpired lease term will likely be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.