I have given 2 months notice to my existing landlord and have to vacate my rented flat in Blackheath by the end of next month. Conveyancing on my purchase is progressing. Is it possible to complete in 5 weeks as don't want to have to find short term accommodation?

The normal practice is not to serve notice for your tenancy until your lawyer suggests that you should. If you have not previously done so, contact to your solicitor and urge them to they chase the other solicitors, try to get a realistic time scale from them that all parties will aim to achieve

My wife and I are purchasing a apartment in Blackheath. I might seem paranoid but how we can trust a conveyancer? On the day of competition we will need to deposit our life savings into their account. What protection do we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am expecting a OIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Virgin Money recommend any Blackheath solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Blackheath solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.

At last I have had an offer on a maisonette in Blackheath accepted, but there is a chain. The owners have offered on a property, however it’s not been accepted yet, and are looking at other properties booked. I have selected a local conveyancing solicitor in Blackheath. What should be my next step? At what stage do I apply for the mortgage with Coventry BS?

It is usual to have concerns where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of £1k, then valuation, Blackheath conveyancing search charges, etc). The first course of action is to ensure that your conveyancing practitioner is on the Coventry BS conveyancing panel. Regarding the next phase this very much dictated by the circumstances of your case, desire for the property and on the state of the market. In a buoyant market some home buyers would apply for the mortgage with Coventry BS and pay for the valuation and only if it comes back ok would they pay their conveyancer to press on with the conveyancing in Blackheath.

I'm purchasing a new build house in Blackheath benefiting from help to buy. The builders would not reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep told me not to tell my lawyer about this extras as it may adversely affect my loan with Birmingham Midshires. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I need to appoint a conveyancing solicitor for leasehold conveyancing in Blackheath. I happened to chance upon a web site which appears to be the ideal solution If there is a chance to get all the legals completed via phone that would be preferable. Should I be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

My wife and I purchased a leasehold flat in Blackheath. Conveyancing and Britannia mortgage are in place. A letter has just been received from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1991. The conveyancing practitioner in Blackheath who previously acted has now retired. What should I do?

First contact the Land Registry to be sure that this person is indeed the registered owner of the freehold reversion. You do not need to instruct a Blackheath conveyancing firm to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I have had difficulty in seeking a lease extension in Blackheath. Can the Leasehold Valuation Tribunal adjudicate on premiums?

if there is a missing landlord or if there is disagreement about what the lease extension should cost, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to make a decision on the sum to be paid.

An example of a Lease Extension decision for a Blackheath flat is 73 Walerand Road in August 2012. the result of the findings of the Tribunal led to a premium to be paid for the extended lease in respect of Flat 73 in the sum of £10,040. The premium applicable in respect of Flat 85 was £5,710. This case affected 2 flats. The remaining number of years on the lease was 72 years.