Can you help? My Eltham lawyer is assuring me that he is legally obliged toorder Eltham conveyancing searches due to the fact thatthe firm are on the Santandersolicitor panel. Is my lawyer right?

Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a mortgage company your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Eltham conveyancing searches.

I am aiming to move house in January. Does my conveyancing solicitor update the removal company on the completion day. On a separate note, can you recommend a removal company in Eltham. Conveyancing solicitor was found before I stumbled across your website.

On the day of completion you can pick up the keys from your estate agent but this should only take place when the sellers lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be given over. Subsequently you will need to inform the removal company that you are ready to move in. As a matter of policy we do not recommend a particular removal organisation but can help you choose a conveyancing in Eltham or a lawyer that specialises in conveyancing in Eltham.

Are all Eltham Conveyancing Quality Solicitors on the Aldermore conveyancing list of approved practices?

Some major lenders now use CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.

I currently have a mortgage with Nottingham for my property in Eltham. Conveyancing was finalised months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nottingham?

You must advise Nottingham in advance of letting out your property as this is likely to be a breach of Nottingham’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nottingham directly. You need not do this via a Nottingham conveyancing panel lawyer.

How does conveyancing in Eltham differ for newly converted properties?

Most buyers of new build premises in Eltham contact us having been asked by the builder to sign contracts and commit to the purchase even before the house is ready to move into. This is because builders in Eltham usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Eltham or who has acted in the same development.

What does commercial conveyancing in Eltham cover?

Non domestic conveyancing in Eltham incorporates a broad range of guidance, offered by regulated solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.

Completion is due on the sale of our £425,000 garden flat in Eltham on Monday in a week. The landlords agents has quoted £420 for Certificate of Compliance, insurance certificate and previous years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Eltham?

Eltham conveyancing on leasehold flats normally results in fees being raised by managing agents :

Addressing conveyancing due diligence questions Where consent is required before sale in Eltham Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Eltham leasehold property is £350. For Eltham conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide answers.

My wife and I have hit a brick wall in trying to purchase the freehold in Eltham. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Most certainly. We can put you in touch with a Eltham conveyancing firm who can help.

An example of a Lease Extension case for a Eltham residence is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case affected 1 flat.