The New Beckenham conveyancing firm that I recently instructed on my purchase in New Beckenham have suddenly closed. I chose them because I needed a solicitor on the Santander conveyancing panel and my family New Beckenham lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What should be my next steps?

If you have an estate agent involved then let them know straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Santander conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.

Me and my brother own a 4 bedroom Georgian house in New Beckenham. Conveyancing solicitor represented me and Britannia. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold under the exact same address. I'd like to know for sure, how can I find out??

You should 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in New Beckenham and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with the conveyancing lawyer who carried out the work.

Over the last few months I have been searching for a ground for flat up to £235,500 and identified one near me in New Beckenham I like with a park and station nearby, however it's only got 51 years on the lease. There is not much else in New Beckenham in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you need a home loan the shortness of the lease may be problematic. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.

I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a reasonable price which is making it more attractive. I have subsequently been informed that it's a leasehold rather than freehold. I would have thought that there are particular concerns buying a house with a leasehold title in New Beckenham. Conveyancing advisers have are about to be instructed. Will my lawyers set out the implications of buying a leasehold house in New Beckenham ?

The majority of houses in New Beckenham are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. It is clear that you are purchasing in New Beckenham so you should seriously consider shopping around for a New Beckenham conveyancing practitioner and be sure that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a lessee you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example obtaining the landlord’sconsent to conduct changes to the property. It may be necessary to pay a maintenance charge towards the maintenance of the communal areas where the property is part of an estate. Your lawyer will advise you fully on all the issues.

I am the proprietor of a ground-floor 1950’s flat in New Beckenham. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the sum due for a lease extension?

Absolutely. We are happy to put you in touch with a New Beckenham conveyancing firm who can help.

An example of a Freehold Enfranchisement decision for a New Beckenham premises is 26 Manor Road in July 2010. the Tribunal decided that price to be paid for the freehold was £12,420 This case was in relation to 2 flats. The remaining number of years on the lease was 76.75 and 88.83.

I am about to complete buying a property in New Beckenham but as a result of damage from the recent storms I have agreed reparation from the current proprietors of £2k taking the form of a adjustment in the price. I had intended this to be addressed as part of the conveyancing process but my lender will not agree to this. Should they have been informed?

The solicitor listed on the bank approved list is required to disclose to the bank of any changes to the purchase price. If you were to refuse your conveyancing practitioner to disclose the reduction to your mortgage company then they would have to discontinue representing you and the bank.