My conveyancer has uncovered a a problem with the lease for the apartment we are purchasing in Charlton. The seller’s lawyers have put forward title insurance as a solution. We are happy with insurance and will cover the costs. Our solicitor says that he must check that the bank is happy with this solution. Are we the client or is the mortgage company ?

Regardless of the fact that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the lender are the client. These conveyancing instructions must be adhered to.

As a first time buyer what is the most important piece of guidance you can give me concerning purchase conveyancing in Charlton?

Not many law firms shout this from the rooftops but conveyancing in Charlton or throughout South East London is often a confrontational process. Put another way, when it comes to conveyancing there exists an abundance of opportunity for friction between you and others involved in the ownership transfer. For example, the vendor, selling agent and sometimes your bank. Selecting a solicitor for your conveyancing in Charlton an important selection as your conveyancer is your adviser, and is the ONLY party in the process whose interest is to protect your best interests and to protect you.

We are witnessing a definite creep of a "blame" culture- someone has to be blamed for the process being so protracted. You your first instinct should be to trust your lawyer ahead of all other parties in the conveyancing process.

I am helping my sister sell her property in Charlton. Does the solicitor order an energy performance certificate or it is for me to coordinate?

Following the demise of HIPs, EPC’s was retained a mandatory element of selling a house. An EPC must be to hand in advance of the property being put on the market. It is not as aspect of the sale process that law firms normally organise. Where you are using a Charlton conveyancing lawyer they may help arrange energy assessments given their contacts with reputable Charlton providers

Have just purchased a repossessed house at auction in Charlton. Conveyancing is necessary. What is next?

Given that you have now exchanged you should appoint a conveyancing lawyer quickly as you are faced with a fast approaching a drop dead date to complete the purchase. Every auction property should have an associated auction pack. This will likely include the copy title deeds, local authority and drainage searches. In the case of leasehold property the auction pack may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You must pass this on to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that you have funds in place to complete the transaction on the set completion date.

I am purchasing a property in Charlton. One unusual aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is Coventry BS your lawyer must comply with the formal instructions contained in Part 2 of UK Finance Lenders’ Handbook for Coventry BS. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and lawyers are required to report to Coventry BS where a lease fails to comply with these provisions. The provisions relate to the installation of panels on properties countrywide and is not isolated to Charlton.

We are 18 days into a freehold purchase having been referred to solicitors by the estate agent to execute conveyancing in Charlton. I am am very frustrated with the level of service. Can you you assist me in finding new solicitors?

A lawyer would have to be really poor to suggest changing them. Has the loan offer been issued? In the event that it has you will need to inform them of the new lawyer and get the loan are re-issued. Your new solicitor ideally should be on the mortgage company approved list to avoid escalating expenses and frustration. So that should be your first question of the new conveyancers. Our find a solicitor tool will help you find a lender approved solicitor for your conveyancing in Charlton

Completion is due on our sale of a £275,000 garden flat in Charlton next week. The freeholder has quoted £300 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Charlton?

Charlton conveyancing on leasehold maisonettes often requires the buyer’s solicitor sending enquiries for the landlord to address. Although the landlord is not legally bound to address such questions most will be willing to do so. They are entitled to levy a reasonable charge for answering enquiries or supplying documentation. There is no upper cap for such fees. The average fee for the paperwork that you are referring to is £350, in some cases it is in excess of £800. The management information fee invoiced by the landlord must be accompanied by a synopsis of entitlements and obligations in relation to administration charges, without which the invoice is not strictly payable. Reality however dictates that you have no option but to pay whatever is requested of you if you want to sell the property.

Following months of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Charlton. Can we issue an application to the Residential Property Tribunal Service?

Where there is a absentee freeholder or where there is dispute 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 assess the amount due.

An example of a Lease Extension matter before the tribunal for a Charlton property 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 was in relation to 2 flats. The number of years remaining on the existing lease(s) was 72 years.