Me and my partner are hoping to acquire a 3 bedroom flat in Erith with a mortgage. We like our Erith conveyancer, but the mortgage company says she’s not on their "panel". It seems we have no choice but to appoint one of the lender panel firms or keep our Erith as well as pay for one of their panel firms to represent them. This seems very unfair; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. A further alternative is for your Erith conveyancing lawyer to apply to be on the conveyancing panel.

About to purchase a new build apartment in Erith. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Erith

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision. 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. Please confirm the Lease plans are architect prepared.

I opted to have a survey done on a house in Erith in advance of instructing lawyers. I have been told that there is a flying freehold overhang to the house. Our surveyor advised that some lenders will refuse to give a loan on such a house.

It varies from the lender to lender. Santander has different instructions for example to Halifax. Should you wish to telephone us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Erith. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Erith to see if the conveyancing costs will increase in light of this.

My business partner and I are hoping to take an assignment of a lease of a shop on the high street. Can you recommend lawyers offering no-sale-no charges for non-domestic conveyancing in Erith for under £1,200?

We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Erith, including the disposal and purchase of businesses as well as simply property. If you are intending to buy or sell a shop, pub, restaurant, office, retail premises or a complete business we will put you in touch with the right solicitor. As for the fees these will vary based on the structure and terms of the proposed transaction. Let us have your contact information or phone so as to enable us to supply you with a fixed commercial conveyancing quote.

Looking forward to sign contracts shortly on a studio apartment in Erith. Conveyancing solicitors have said that they will have a report out to me tomorrow. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Erith should include some of the following:

Advice as to the provision as set out in the lease to pay service charges - in respect of the block, and the wider rights a lessee enjoys What options are available to the landlord where you breach a clause of your lease? Are you allowed to have a pet in the flat? Ground rent - how much and what the invoice dates are, and be on notice if this will change in the future Details of the parties to the lease, for instance these could be the tennant, head lessor, landlord

I own a ground floor flat in Erith, conveyancing having been completed 1995. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Erith with a long lease are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease finishes on 21st October 50

With 50 years remaining on your lease we estimate the premium for your lease extension to be between £36,100 and £41,800 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.