I am assisting my step-mother sell her house in Thamesmead. Will the conveyancer commission an energy assessment or do I organise this?

Following the demise of Home Information Packs, EPC’s was retained a compulsory component of selling a property. An energy performance certificate should be to hand prior to the property being advertised. It is not as aspect of the sale process that lawyers normally organise. Where you are instructing a Thamesmead conveyancing practitioner they may be able to arrange energy performance certificates due to their contacts with long established local accredited person

I happen to be the sole beneficiary of my late grandmother’s will and I have everything in my name alone, including the house in Thamesmead. The Thamesmead property was put into my name in February. I now wish to sell up. I do know about the CML 6 month 'rule', which means that my proprietorship will be treated the same way as if I'd bought the property in February. Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. Some mortgage companies would take a sensible view as this clause chiefly exists to pick up on subsales or the flipping of properties.

Can I be sure that the Thamesmead conveyancing solicitor on the Barclays panel is any good?

When it comes to conveyancing in Thamesmead getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor conducting your transaction.

I purchased my flat on 4 July and the transaction details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Thamesmead said it would be formalised inside ten days. Are properties in Thamesmead uniquely lengthy to register?

As far as conveyancing in Thamesmead is concerned, registration is no quicker or slower than anywhere else in the country. Rather than based on location, timescales can differ depending on the party submitting the application, whether it is in order and if the Land registry must send notices to any 3rd parties. At present approximately three quarters of submission are fully addressed in less than three weeks but occasionally there can be protracted delays. Historically registration is effected once the new owner has moved in to the premises so 'speed' is not usually an essential issue yet if it is urgent that the the registration takes place urgently then you or your lawyers should contact the land registry and explain the circumstances.

I am buying a new build house in Thamesmead with a loan from Skipton Building Society. The developers would not move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep advised me not disclose to my lawyer about this side-deal as it will impact my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Thamesmead is where the house is located. Can you shed any light on this issue?

Flying freeholds in Thamesmead are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Thamesmead you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Thamesmead may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I own a leasehold house in Thamesmead. Conveyancing and Coventry Building Society mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1993. The conveyancing solicitor in Thamesmead who previously acted has long since retired. What should I do?

The first thing you should do is contact HMLR to be sure that this person is in fact the new freeholder. There is no need to incur the fees of a Thamesmead conveyancing practitioner to do this as it can be done on-line for less than a fiver. 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.

We have reached the end of our tether in trying to reach an agreement for a lease extension in Thamesmead. Can this matter be resolved via the Leasehold Valuation Tribunal?

Where there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the relevant legislation it is possible to make an application to the LVT to determine the sum to be paid.

An example of a Lease Extension matter before the tribunal for a Thamesmead residence is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case related to 13 flats. The remaining number of years on the lease was 76 years.