My fiance and I decided to purchase a newbuild flat in Westcombe Park with a homeloan from Britannia.We have a Westcombe Park conveyancing lawyer but Britannia says she’s not on their approved list of member firms. we are left little option but to use a Britannia panel firm or retain our preferred solicitor and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?

No, not really. The loan offered to you contains various provisions, a common one being that conveyancers needs to be on the Britannia approved list. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could find 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. A further alternative is for your lawyer to apply to be on the conveyancing panel for Britannia

There is lots of here regarding conveyancing in Westcombe Park but can you isolate your top tip for appointing the right conveyancer in Westcombe Park

We would encourage you not to go for the lowest Westcombe Park conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

A friend pointed out to me me that in buying a property in Westcombe Park there may be a number of restrictions as to what one can do in terms of external alterations to the property. Is this right?

There are anumerous of properties in Westcombe Park which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Westcombe Park should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am buying a property in Westcombe Park. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender UBS be concerned?

As your lender is UBS your lawyer must check the conveyancing requirements contained in Part 2 of UK Finance Lenders’ Handbook for UBS. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and solicitors are required to report to UBS where a lease does not meet these requirements. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to Westcombe Park.

Should our solicitor be raising questions regarding flooding during the conveyancing in Westcombe Park.

Flooding is a growing risk for solicitors dealing with homes in Westcombe Park. Plenty of people will buy a house in Westcombe Park, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Conveyancers are not best placed to impart advice on flood risk, but there are a number of searches that may be carried out by the buyer or by their conveyancers which can give them a better appreciation of the risks in Westcombe Park. The standard completed inquiry forms supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the owner to determine if the property has historically flooded. In the event that the residence has been flooded in past which is not revealed by the vendor, then a buyer may bring a claim for damages stemming from an incorrect response. The purchaser’s conveyancers should also conduct an environmental search. This should reveal if there is a recorded flood risk. If so, more detailed investigations should be initiated.

About to purchase a new build flat in Westcombe Park. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Westcombe Park

Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. 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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

Over the last few months I have been searching for a leasehold apartment up to £245,000 and identified one close by in Westcombe Park I like with amenity areas and station nearby, the downside is that it only has 52 years on the lease. I can't really find anything else in Westcombe Park in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you need a home loan the remaining unexpired lease term may be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.