I am buying a house mortgage free in Eltham. I have lived for the previous Seventeen years in Eltham. Conveyancing searches are a lot of money. Given that I know the area and road very well should I not bother getting the solicitor to do all the conveyancing searches?

In the absence of a home loan, then all but one or two of the Eltham conveyancing searches are at your discretion. Your lawyer will ’encourage you, perhaps strongly, that you should have searches completed, but she is duty bound to take that path of guidance. Do take into account; if you are likely to dispose of the house in the future, it will be of importance to your prospective buyer what the searches disclose. Sometimes properties with functional issues can still show up detrimental search results. A good conveyancing solicitor in Eltham should provide you some helpful guidance concerning this.

What can a local search reveal about the property I am buying in Eltham?

Eltham conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search organisations for example Searches UK The local search is essential in every Eltham conveyancing purchase; that is if you don’t want any nasty surprises after you move into your property. The search should reveal data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Eltham. 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.

Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Eltham

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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.

Is it best to use a Eltham conveyancing practitioner who is local to the property I am purchasing? An old friend can execute the legal work however his firm is located approximately 350miles away.

The primary upside of using a high street Eltham conveyancing practice is that you can drop in to sign paperwork, deliver your ID and apply pressure on them if necessary. Having local Eltham know how is a bonus. That being said nothing is more important than finding someone that will pull out all the stops for you. If other friends have used your friend and they were happy that must outweigh using an unknown Eltham conveyancing lawyer just because they are local.

My wife and I purchased a leasehold flat in Eltham. Conveyancing and Norwich and Peterborough Building Society mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1998. The conveyancing practitioner in Eltham who previously acted has now retired. Any advice?

First make enquiries of HMLR to be sure that the individual claiming to own the freehold is in fact the new freeholder. There is no need to instruct a Eltham conveyancing lawyer to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Having spent years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Eltham. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

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

An example of a Lease Extension decision for a Eltham flat 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 related to 1 flat.