We wanted to use a conveyancing solicitor in Blackheath for our house purchase. Our financial adviser has since notified us that our mortgage lenders Lloyds TSB Bank won't deal with them. Surely this is unduly restrictive?

Pre- 2008 most mortgage companies had an appetite for risk which was higher than today. Almost all Blackheath conveyancing firms would have been on many mortgage company panels. The FSA in 2010 carried out a thematic review into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more data from law firms about their operations and their employees and set certain criteria such a completing on a minimum volume of transactions. Many Blackheath conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Blackheath is one of the numerous locations where the solicitors showing on our search results are are authorised to act for Lloyds TSB Bank.

Please help - my lawyer advises that breach of easement insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Blackheath?

The right level of breach of easement indemnity insurance should be dictated by who who your lender is. It would differ for example between Accord Mortgages Ltd and Norwich and Peterborough Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.

When it comes to lenders such as Santander, do Blackheath lawyers have to pay a fee to be on the list of approved solicitors?

We are not aware of any mortgage company fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

Can I be sure that the Blackheath conveyancing solicitor on the Nationwide panel is any good?

When it comes to conveyancing in Blackheath getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer carrying out your conveyancing.

Should my lawyer be asking questions about flooding as part of the conveyancing in Blackheath.

Flooding is a growing risk for solicitors dealing with homes in Blackheath. Some people will buy a house in Blackheath, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to give advice on flood risk, but there are a numerous checks that can be undertaken by the buyer or by their lawyers which can figure out the risks in Blackheath. The standard information supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the owner to determine whether the property has suffered from flooding. In the event that the premises has been flooded in past which is not disclosed by the vendor, then a buyer could bring a compensation claim resulting from an inaccurate answer. A purchaser’s solicitors will also order an enviro report. This will disclose if there is a recorded flood risk. If so, additional investigations should be made.

The deeds to my home are lost. The conveyancers who handled the conveyancing in Blackheath 10 years ago no longer exist. What do I do?

Gone are the days when you need to hold title original deeds to establish that you are the owner of your registered land or property, as the Land Registry have everything they need in a digital format.

I am hoping to sign contracts shortly on a ground floor flat in Blackheath. Conveyancing solicitors assured me that they report fully tomorrow. What should I be looking out for?

The report on title for your leasehold conveyancing in Blackheath should include some of the following:

Whether your lease provides for a slush fund? Responsibility for repairing the window frames specifics of the parties to the lease, e.g. these could be the tennant, superior lessor, freeholder You should have a good understanding of the building insurance obligations The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided.

I inherited a ground floor flat in Blackheath. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the sum payable for the purchase of the freehold?

Most certainly. We are happy to put you in touch with a Blackheath conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Blackheath residence 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 related to 2 flats. The unexpired residue of the current lease was 72 years.