Am I correct in assuming that the fact that my solicitor in Charing Cross is not identified on my bank's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?

It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Charing Cross conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.

I purchased a renovated Georgian property in Charing Cross. Conveyancing practitioner represented me and The Mortgage Works. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?

You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Charing Cross and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing lawyer who conducted the purchase.

Just had an offer accepted on a new build flat in Charing Cross. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Charing Cross

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

I am looking for a flat up to £235,500 and identified one close by in Charing Cross I like with open areas and station in the vicinity, the downside is that it's only got 61 remaining years left on the lease. There is not much else in Charing Cross suitable, so just wondered if I would be making a grave error purchasing a short lease?

Should you need a home loan the remaining unexpired lease term will be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.

Please set out some of compelling benefits to using a high street lawyer in Charing Cross

A significant proportion of house movers in Charing Cross opt for a nearby high street lawyer so that they can visit if they have problems, and to execute mortgage deeds rather than relying on the post.

Some would suggest that there exists a marginal benefit in using a property lawyer nearby to the premises you are buying, due to the in-depth knowledge of the region and possible local concerns - yet this is debatable. The majority of conveyancers are now through email and could be any place in the world.