My wife and I are intent on buying property in Tulse Hill. My lawyer has never been on on the bank approved list. Can I still use my Tulse Hill conveyancing solicitor even though they are not on the bank list of approved lawyers?

You have a couple of options open to you here

• Complete the purchase with your chosen Tulse Hill conveyancer but your lender will undoubtedly retain a conveyancer from their approved panel. The net result is additional charges together with potential frustration.
• Appoint a new property lawyer to act in the purchase, making sure they are on the lender conveyancing panel.
• Convince your solicitor to attempt to join the bank panel

I have a 4 bedroom Victorian property in Tulse Hill. Conveyancing practitioner acted for me and Nationwide Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold with the exact same property. I'd like to know for sure, how can I find out??

You need to review 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 Tulse Hill and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing practitioner who conducted the conveyancing.

I'm buying my first flat in Tulse Hill with the aid of help to buy. The developers refused to move on the amount so I negotiated £7000 of extras instead. The property agent suggested that I not to tell my lawyer about this side-deal as it would adversely affect my loan with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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 last month in what was supposed to be a simple, chain free conveyancing. Tulse Hill is the location of the property. Can you offer any assistance?

Flying freeholds in Tulse Hill are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Tulse Hill you would need to get your solicitor to go 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 Tulse Hill may decide 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 residence.

Can you offer any advice when it comes to appointing a Tulse Hill conveyancing practice to deal with our lease extension?

If you are instructing a conveyancer for your lease extension (regardless if they are a Tulse Hill conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of work. We suggest that you speak with several firms including non Tulse Hill conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be helpful:

How familiar is the firm with lease extension legislation?

My wife and I have hit a brick wall in negotiating a lease extension in Tulse Hill. Can the Leasehold Valuation Tribunal adjudicate on premiums?

if there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to calculate the premium.

An example of a Freehold Enfranchisement matter before the tribunal for a Tulse Hill property is 8 Deerbrook Road in May 2010. the Tribunal held that the enfranchisement price, in accordance with section 32 and Schedule 6 of the Leasehold Reform, Housing and Urban Development Act 1993 was £22,820, payable by the Applicants. By an order of the Lambeth County Court dated 17 June 2009 the case had been transferred to the Leasehold Valuation Tribunal for its determination of the premium payable This case related to 3 flats.