I have given 2 months notice to my existing landlord and have to vacate my let out flat in Lower Morden by the end of next month. Conveyancing on my purchase has just started. Can I complete in six weeks as I wish to avoid having to move into short term accommodation?

It is unwise to give notice for your tenancy unless you have exchanged. Assuming that you have not previously done so, update to your solicitor and request that they apply pressure on the owners solicitors, try to a target completion date that everyone will look to achieve

Do lenders provide you with an approved list of Lower Morden conveyancing solicitors? How do you know who is on the conveyancing panel?

Lower Morden conveyancing firms themselves provide us confirmation that they are on the conveyancing panel as opposed to being supplied with a list from directly.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Lower Morden. Conveyancing is necessary evil 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 is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Lower Morden

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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.

I am looking for a leasehold apartment up to £305k and found one near me in Lower Morden I like with a park and transport links nearby, however it's only got 51 years on the lease. There is not much else in Lower Morden suitable, so just wondered if I would be making a grave error acquiring a short lease?

If you require a home loan that many years will be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.

There are only 62 years unexpired on my flat in Lower Morden. I now want to extend my lease but my landlord is absent. What should I do?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to prove that you have used your best endeavours to locate the freeholder. On the whole an enquiry agent may be useful to try and locate and to produce a report which can be used as evidence that the freeholder can not be located. It is advisable to get professional help from a solicitor in relation to proving the landlord’s disappearance and the vesting order request to the County Court covering Lower Morden.

I own a basement flat in Lower Morden, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Lower Morden with over 90 years remaining are worth £165,000. The ground rent is £45 charged once a year. The lease ceases on 21st October 50

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

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.