We are buying a 2 bedroom apartment in Thames View with a mortgage. We like our Thames View lawyer, but the bank says she’s not on their "panel". It appears that we have no option but to use one of the bank panel conveyancing practices or continue with our Thames View solicitor as well as pay for one of their panel firms to act for them. We regard this is inequitable; are we not able to require that the mortgage company use our Thames View solicitor ?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Thames View conveyancing lawyer to apply to be on the conveyancing panel.

What is the first thing I need to know concerning purchase conveyancing in Thames View?

You may not hear this from too many lawyers but conveyancing in Thames View and elsewhere in England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there is an abundance of room for confrontation between you and other parties involved in the ownership transfer. For example, the vendor, property agent and on occasion your mortgage company. Selecting a solicitor for your conveyancing in Thames View should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the legal process whose interest is to look after your best interests and to keep you safe.

We are witnessing a definite increase of a "blame" culture- someone must be at fault for the process taking so long. You your first instinct should be to trust your lawyer ahead of all other players when it comes to the legal transfer of property.

Are there restrictive covenants that are commonly identified as part of conveyancing in Thames View?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Thames View. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I have been recommended by a few property agents in Thames View to find a solicitor on your site. What’s the financial inducement for Estate Agents to promote your site rather than alternative conveyancing organisations?

We don’t offer any referral fee for pointing buyers and sellers in our direction. We found it would be just too difficult to pay a commission because a client could think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

I am hoping to sign contracts shortly on a leasehold property in Thames View. Conveyancing solicitors have said that they will have a report out to me tomorrow. What should I be looking out for?

Your report on title for your leasehold conveyancing in Thames View should include some of the following:

Who has the liability to repair and maintain the main walls and foundations. It is essential for you to know which party is duty bound to repair and maintenance of all parts of the block and communal areas Details of the parties to the lease, e.g. these could be the leaseholder, head lessor, landlord Repair and maintenance of the property What you can do if a neighbour is in violation of a provision in their lease? You would want to receive a copy of the lease

My wife and I have hit a brick wall in trying to purchase the freehold in Thames View. Can this matter be resolved via the Leasehold Valuation Tribunal?

in cases where there is a absentee landlord or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to arrive at the price.

An example of a Lease Extension matter before the tribunal for a Thames View property is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case affected 1 flat. The unexpired lease term was 61.36 years.