Due to complete my purchase in Anerley next Thursday. My conveyancer now wants me to supply her with proof of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the bank. What does the insurance need to cover?

Any lawyer on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 requirements. These obligations are not limited to conveyancing in Anerley.

Having sold my house in Anerley last February but my buyer keeps e-mailing every few hours to say their conveyancer is waiting to hear from mysolicitor. What should have happened following completion?

Following your disposal your lawyer is obliged to forward the transfer documentation and all additional paperwork to the buyer’s lawyers. If applicable, your lawyer must also confirm that the legal charge in favour of the lender has been repaid to the purchasers solicitors. There are no post completion procedures just for conveyancing in Anerley.

I currently have a mortgage with TSB for my property in Anerley. Conveyancing has been completed 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform TSB?

TSB must be informed of your intention before letting out your property as this is likely to be a breach of TSB’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. You need not do this via a TSB conveyancing panel solicitor.

After shopping around on the internet I have found a Anerley property lawyer having checked that they are on the Skipton conveyancing panel. Does my lawyer arrange the survey of the property?

Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Anerley postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Anerley.

Our offer on a detached house in Anerley has been accepted, the vendors do nevertheless have a connected purchase. The sellers have offered on a property, but it’s not yet agreed to, and have viewings of other flats booked. I have selected a bricks and mortar conveyancing solicitor in Anerley. What should be my next step? When do I get the mortgage application with Coventry BS going?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is in the region of one thousand pounds, then valuation, Anerley conveyancing search costs, etc). The first thing to do is check that your conveyancer is on the Coventry BS conveyancing panel. Concerning the subsequent stages this very much depends on the uniqueness of your transaction, motivation for this property and on the state of the market. In a buoyant market some home buyers will apply for the mortgage with Coventry BS and arrange for the valuation and only if it comes back ok would they request their conveyancing practitioner to proceed with the conveyancing in Anerley.

I am buying a new build flat in Anerley. 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 conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Anerley

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

All being well we will complete the sale of our £450,000 flat in Anerley next Wednesday. The managing agents has quoted £360 for Certificate of Compliance, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Anerley?

Anerley conveyancing on leasehold apartments usually involves the buyer’s conveyancer sending enquiries for the landlord to address. Although the landlord is not legally bound to answer such questions the majority will be willing to assist. They are at liberty to levy a reasonable charge for responding to questions or supplying documentation. There is no set fee. The average costs for the information that you are referring to is £350, in some situations it exceeds £800. The administration charge invoiced by the landlord must be sent together with a synopsis of rights and obligations in respect of administration charges, without which the invoice is technically not due. In reality you have little option but to pay whatever is demanded if you want to complete the sale of your home.

I own a second floor flat in Anerley. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the sum due for the purchase of the freehold?

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

An example of a Lease Extension decision for a Anerley flat is Flats 55, 67 & 70 Melbourne Court Anerley Road in July 2013. The tribunal calculated that the premium for the extended lease at £48,366.00 for at 55, and £88,329.00 for ats 67 and 70 combined. This case was in relation to 1 flat. The remaining number of years on the lease was 26.38 years.