I am getting a mortgage with Santander. I intend to use a Licensed Conveyancer in Elmers End. Does the Santander Conveyancing panel allow for Licensed Conveyancers?

The Santander conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

My wife and I are downsizing from our property in Elmers End and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any high street Elmers End lawyer would know that there is no such problem. For the life of me I don't know why the buyers used a factory type conveyancing outfit as opposed to a conveyancing solicitor in Elmers End. We have lived in Elmers End for 4 years we know that this is a non issue. Should we contact our local Authority to seek confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing firm already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

I have been sourcing a conveyancing lawyer in Elmers End for my home move. Is it possible to see a firm’s record with the legal regulator?

Members of the public may search for documented Solicitor Regulator Association (SRA) decisions arising from inquisitions started on or after 1 January 2008. Go to Check a solicitor's record. For information about the period before 1 January 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The regulator may monitor call for training purposes.

I work for a busy estate agency in Elmers End where we have experienced a few flat sales put at risk due to short leases. I have been given conflicting advice from local Elmers End conveyancing firms. Could you confirm whether the vendor of a flat can commence the lease extension process for the buyer?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I own a two-bedroom flat in Elmers End. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the premium payable for a lease extension?

Most certainly. We can put you in touch with a Elmers End conveyancing firm who can help.

An example of a Lease Extension case for a Elmers End residence is Flats 55, 67 & 70 Melbourne Court Anerley Road in July 2013. The tribunal calculated that the premium for the extended lease at £48,366.00 for at 55, and £88,329.00 for ats 67 and 70 combined. This case was in relation to 1 flat. The remaining number of years on the lease was 26.38 years.

I need to change lawyers as my Elmers End lawyer is not on the mortgage company's approved list of conveyancing solicitors. Is it advisable to appoint a new law firm?

If you haven't yet appointed a conveyancer to start work and at this stage simply received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Elmers End that you're considering.