I am progressing with the sale of my home in Bedford Park and the estate agent has just called to say that the purchasers are changing their law firm. I am told that this is due to the fact that the bank will only deal with property lawyers on their conveyancing panel. On what basis would a big named mortgage company only work with specific law firms rather the firm that they want to appoint to handle their conveyancing in Bedford Park ?

Mortgage companies have always had panels of law firms that can act for them, but in the last few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

Lenders justify this action to a rise in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to oversee. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any impact on this.

What is the first thing I need to know concerning purchase conveyancing in Bedford Park?

You may not hear this from too many lawyers but conveyancing in Bedford Park or throughout England and Wales is often a confrontational process. In other words, when it comes to conveyancing there is plenty of opportunity for conflict between you and other parties involved in the legal transfer of property. For instance, the vendor, property agent and sometimes a lender. Appointing a law firm for your conveyancing in Bedford Park is a critical decision as your conveyancer is your adviser, and is the ONLY person in the transaction whose interest is to act in your legal interests and to protect you.

On occasion a potential adversary may attempt to convince you that you should follow their advice. For instance, the selling agent may claim to be assisting by suggesting your conveyancer is dragging his heels. Or your mortgage broker may tell you to do take action that is against your solicitors advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

Am I better off to instruct a Bedford Park conveyancing practitioner who is local to the property I am hoping to buy? I have an old university friend who can execute the legal work but his firm is located 300kilometers away.

The primary upside of using a local Bedford Park conveyancing practice is that you can drop in to sign documents, hand in your ID and pester them if necessary. They will also have local knowledge which is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have used your friend and on the whole were impressed that must outweigh using an unfamiliar Bedford Park conveyancing lawyer solely due to them being based in the area.

Estate agents have just been given the go-ahead to market my 2 bed apartment in Bedford Park. Conveyancing lawyers have not yet been instructed, however I have just had a half-yearly maintenance charge demand – Do I pay up?

The sensible thing to do is pay the maintenance contribution as usual because all rents and service invoices should be allotted on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies 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.

I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Bedford Park conveyancing firm to represent me?

Most certainly. We can put you in touch with a Bedford Park conveyancing firm who can help.

An example of a Freehold Enfranchisement decision for a Bedford Park premises is 169 Southfield Road in September 2013. the tribunal decided that the premium to be paid in respect of the collective enfranchisement should be £51,203 This case affected 2 flats. The remaining number of years on the lease was 64.64 years.

I have just appointed agents to market my garden flat in Bedford Park.Conveyancing solicitors are to be appointed soon but I have recently had a half-yearly maintenance charge demand – should I leave it to the buyer to sort out?

It best that you discharge the service charge as usual given that all ground rent and service payments should be allottedas part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until 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. Having a clear account will assist your cause and will leave you no worse off financially