My husband and I are purchasing a 1 bedroom flat in Woolwich with a mortgage from Platform Home Loans Ltd.We have a Woolwich conveyancing solicitor but Platform Home Loans Ltd advised that his firm is not listed on their approved list of firms. we are left little option but to use a Platform Home Loans Ltd panel solicitor or retain our preferred solicitor and fork out for a Platform Home Loans Ltd panel lawyer to represent them. We feel as though this is unjust; is there anything we can do?

No, not really. The home loan offered to you is subject to its terms and conditions, one of which will be that lawyers must be on the Platform Home Loans Ltd approved list. Until recently, most banks had large numbers of solicitors 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 lawyer to apply to be on the conveyancing panel for Platform Home Loans Ltd

I happen to be the only recipient of my late mum's estate and I have everything in my name alone, including the house in Woolwich. Conveyancing formalities meant that the Land Registry date was in January. I plan to dispose of the property. I do know about the CML six month 'rule', which means that my proprietorship could be treated the same way as though I had purchased the house in January. Will no one buy the property for half a year?

The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. Some lenders would take a practical view as this obligation principally exists to capture the purchase and immediately sell or the quick reselling of properties.

Is it correct that all Woolwich CQS (Conveyancing Quality Scheme) solicitors are on the Leeds Building Society conveyancing panel?

It is true that some banks and building societies now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.

I'm in the throws of viewing flats in Woolwich and I am now considering a potential offer. Is it too early to have a solicitor in place? I will be getting a mortgage with Virgin Money.

You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. Given that you are obtaining a mortgage with Virgin Money, make sure you remember to check that your lawyer is on the Virgin Money conveyancing panel.

Will our lawyer be raising questions about flooding as part of the conveyancing in Woolwich.

Flooding is a growing risk for conveyancers specialising in conveyancing in Woolwich. There are those who buy a property in Woolwich, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Solicitors are not best placed to impart advice on flood risk, but there are a various checks that may be undertaken by the purchaser or by their solicitors which should figure out the risks in Woolwich. The conventional set of property information forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the owner to determine if the premises has ever been flooded. In the event that flooding has previously occurred which is not disclosed by the vendor, then a purchaser may issue a claim for damages as a result of such an inaccurate reply. The buyer’s conveyancers will also order an enviro report. This will disclose if there is a recorded flood risk. If so, more detailed investigations will need to be initiated.

Expecting to sign contracts shortly on a studio apartment in Woolwich. Conveyancing solicitors have said that they will have a report out to me within the next couple of days. What should I be looking out for?

The report on title for your leasehold conveyancing in Woolwich should include some of the following:

What options are open to you if an adjoining owner breaches a clause of their lease? You should know whether the lease allows you to add or upgrade anything in the property- you must know whether it applies to all alterations or limited to structural alteration, and whether licences for alterations is required How long the lease is. You should receive guidance as what happens when the lease ends, and informed of the importance of not letting the lease term falling below eighty years Where does the liability rest to repair and maintain the building. It is important for you to know which party is responsible the repair and maintenance of all parts of the block and estate Who has the liability for maintaining the window frames

I have had difficulty in negotiating a lease extension in Woolwich. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Absolutely. We can put you in touch with a Woolwich conveyancing firm who can help.

An example of a Lease Extension decision for a Woolwich premises is 46 Credon Road in January 2014. On 11 September 2013 Deputy District Judge Price sitting at the Bow County Court made a vesting order that the freeholder surrender his lease and be granted a new lease of the Premises on such terms as may be determined by the First Tier Tribunal (Property Chamber).The appropriate sum as concluded by the Tribunal was £7225 This case affected 1 flat. The unexpired term was 69.77 years.

I was told by my lender that their panel solicitors operate no completion no fee basis for conveyancing in Woolwich. My purchase did not proceed nevertheless the lawyers want search fees! They say the fees are seperate!

in offering "no completion no fee" Woolwich conveyancing firms are writing off their charges for any work conducted. We must stress this is not to be regarded as an insurance scheme. Disbursements aren’t covered – where the property lawyer have to pay money out to other people, for instance Woolwich local search fees