We are planning to purchase a 3 bedroom flat in East Bedfont with a mortgage. We have a East Bedfont conveyancer, however the bank says she’s not on their "panel". It appears that we have little choice but to appoint one of the bank panel firms or retain our East Bedfont property lawyer and pay for one of their panel firms to act for them. We feel that this is inequitable; are we not able to insist that the lender use our East Bedfont solicitor ?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms 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 East Bedfont conveyancing solicitor to apply to be on the conveyancing panel.

It has been three months since my purchase conveyancing in East Bedfont concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

The estate agent has sent us the confirmation of our purchase of a new build flat in East Bedfont. Conveyancing is a frightening process 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.

Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in East Bedfont

Please confirm the Lease plans are surveyor prepared. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision.

My business partner and I are hoping to lease a unit on a shopping parade. Can you recommend conveyancers offering competitive fees for non-domestic conveyancing in East Bedfont for under £1,200?

We can recommend firms who have well rounded knowledge of commercial conveyancing in East Bedfont, including the disposal and purchase of businesses as well as simply property. Whether you are looking to acquire or lease a shop, pub, restaurant, office, retail unit or a whole business we will find you the right firm. Regarding the fees these will vary based on the structure and complexity of the deal. Please provide us with your contact information or telephone us so that we can furnish you with a detailed commercial conveyancing calculation.

I’m about to sell my garden apartment in East Bedfont. Conveyancing has not commenced, however I have recently had a quarterly service charge demand – what should I do?

It best that you pay the invoice as usual given that all ground rent and maintenance payments will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a East Bedfont conveyancing firm to help?

in cases where there is a absentee landlord or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to make a decision on the premium.

An example of a Lease Extension decision for a East Bedfont residence is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case related to 1 flat. The unexpired residue of the current lease was 82.93 years.