I was informed today by my mortgage broker that my Welling solicitor is not on the bank Solicitor panel. How can I be certain whether this is indeed the case?

The best course of action for you to take is to contact your Welling lawyer directly. It is reasonable to expect your lawyer to inform you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.

Me and my partner are purchasing our first house. The conveyancer has contact usto see if we want to purchase additional conveyancing searches. We are really unsure what's needed for conveyancing in Welling

The quantity and type of Welling conveyancing searches should be triggered based primarily on the premises, the location, the probability of any of these risks, your knowledge of the region and risks, your general attitude to risk. What is important is that you adequately comprehend what information the searches could supply. Then you can decide if you personally think you need that search. If unclear, ask the conveyancing practitioner to recommend.

I require expedited conveyancing in Welling as I am under pressure to complete in less than one month. A mortgage is not required. Is it possible to avoid the conveyancing searches to save fees and time?

As you are not obtaining a home loan you have the choice not to have searches carried out although no conveyancer would advise that you don't. Drawing on our experience of conveyancing in Welling the following are examples of what can appear and therefore impact future saleability: Refused Planning Applications, Overdue Fees, Outstanding Grants, Unadopted Roads,...

The estate agent has sent us the confirmation of our purchase of a new build flat in Welling. Conveyancing is a frightening process 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.

Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Welling

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. 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. 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.

Back In 2002, I bought a leasehold flat in Welling. Conveyancing and Coventry Building Society mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1997. The conveyancing practitioner in Welling who previously acted has now retired. What should I do?

First contact HMLR to make sure that this person is in fact the new freeholder. You do not need to incur the fees of a Welling conveyancing lawyer to do this as it can be done on-line for a few pound. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I inherited a ground-floor 1960’s flat in Welling. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the amount due for a lease extension?

in cases where there is a missing landlord or where there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to determine the price payable.

An example of a Lease Extension matter before the tribunal for a Welling flat is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case related to 1 flat.