My IFA requires my Denham lawyer’ panel member for the HSBC conveyancing panel. Can you suggest how I obtain this. I have contacted my local Denham office but they have not got back to me yet.

The sensible thing to do is ask for this information from your Denham conveyancer . Most Denham conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.

I am buying a new build flat in Denham. Conveyancing is daunting 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.

Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Denham

Please supply a car parking plan. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

I'm remortgaging my current house to a buy to let mortgage with The Mortgage Works and intend to use the remaining equity as a deposit on a second house. The area we are interested in is Denham. Will your solicitors be able to act for the two lenders and tie in the two deals?

Make use of our comparison tool on this site to check that the lawyers are on the relevant lender panels. On the basis that they are your solicitor should be able to connect the two transactions but you should have a chat with you solicitor and make apparent your desired outcome and requirements.

Can you provide any top tips for leasehold conveyancing in Denham with the aim of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Denham can be bypassed where you appoint lawyers the minute your agents start advertising the property and ask them to collate the leasehold information needed by the buyers’ conveyancers.
A minority of Denham leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. If there is a history of conflict with your freeholder or managing agents it is essential that these are settled prior to the flat being put on the market. The purchasers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You will have to accept that you will have to discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is better to reveal the dispute as over rather than unresolved. If you have the benefit of shareholding in the Management Company, you should make sure that you have the original share document. Organising a replacement share certificate is often a lengthy formality and slows down many a Denham home move. Where a reissued share is necessary, you should approach the company director and secretary or managing agents (where applicable) for this at the earliest opportunity.

My wife and I have hit a brick wall in seeking a lease extension in Denham. Can this matter be resolved via the Leasehold Valuation Tribunal?

Most definitely. We can put you in touch with a Denham conveyancing firm who can help.

An example of a Lease Extension case for a Denham premises is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case related to 3 flats. The unexpired lease term was 71 years.

What can I do where I am dissatisfied with the property lawyer who conducted our conveyancing in Denham?

We live in an imperfect world, and unfortunately every so often matters do not go as planned. Nevertheless there is recourse if you were unhappy with your conveyancing in Denham. This varies from trying to resolve matters directly with them, through to reporting a property lawyer to their regulator. If things still aren’t resolved you may consider enlisting the help of the Legal Ombudsman.