I am in the market for a reasonably priced conveyancer. Do I opt for a web based conveyancer as opposed to a family St Paul's Cray conveyancing solicitor?

Established third party relationships is an important consideration when appointing conveyancing lawyers. St Paul's Cray conveyancers often have long term relationships with mortgage brokers and selling, local authorities, valuers and other law firms meaning you will move in shortest possible time. Hosting a sound knowledge of the local area is an advantage.

Do the Building Society Association intend to launch a search tool with a view to list firms on the Coventry BS conveyancing panel for example in St Paul's Cray?

We are not aware of any intention on the part of the BSA to promote such a tool.

Just had an offer accepted on a new build apartment in St Paul's Cray. 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 legal work.

Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in St Paul's Cray

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. 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 supply evidence that the form of Lease proposed has been approved by the Land Registry. 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. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

My husband and I are first time buyers - had an offer accepted, yet the agent told us that the vendor will only go ahead if we appoint the agent's recommended lawyers as they want an ‘expedited deal’. We would rather use a local solicitor accustomed to conveyancing in St Paul's Cray

We suspect that the owner is not behind this demand. Should the owner want ‘a quick sale', taking such a hostile approach to a serious buyer is not the way to achieve this. Speak to the owners direct and make the point that (a)you are genuine purchasers (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you are going to use your preferred St Paul's Cray conveyancing solicitors - as opposed tothose that will provide the negotiator at the agency a referral fee or meet his conveyancing figures set by head office.

Estate agents have just been given the go-ahead to market my 2 bed apartment in St Paul's Cray. Conveyancing solicitors are to be appointed soon, but I have recently had a half-yearly service charge demand – Do I pay up?

The sensible thing to do is clear the service charge as usual given that all ground rent and maintenance payments should be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Following years of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in St Paul's Cray. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

Most certainly. We can put you in touch with a St Paul's Cray conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a St Paul's Cray premises is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case affected 1 flat. The unexpired residue of the current lease was 50.57 years.