Me and my fiance are intending to acquire a 2 bedroom flat in Laleham with a mortgage. We have a Laleham conveyancer, but the bank advise she’s not on their "panel". It seems we have little option but to select one of the lender panel solicitors or continue with our Laleham lawyer as well as pay for one of their panel firms to represent them. We regard this is unjust; is there anything we can do?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Laleham conveyancing solicitor to apply to be on the conveyancing panel.

As a FTB what is the most important advice you can impart about purchase conveyancing in Laleham?

You may not hear this from too many lawyers but conveyancing in Laleham and elsewhere in England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there exists an abundance of room for confrontation between you and others involved in the ownership transfer. For instance, the vendor, estate agent and on occasion a lender. Selecting a solicitor for your conveyancing in Laleham should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the transaction whose responsibility is to act in your best interests and to protect you.

Every so often a third party with a vested interest may attempt to convince you that you should follow their advice. For instance, the estate agent may claim to be helping by claiming that your solicitor is wrong. Or your financial adviser may advise you to do take action that is against your conveyancers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

I used Stirling Law several years past for my conveyancing in Laleham. I now require my file but the law firm has closed. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Laleham of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I've recently found out that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a simple, chain free conveyancing. Laleham is where the house is located. Can you offer any assistance?

Flying freeholds in Laleham are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Laleham you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Laleham may determine 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.

Back In 2000, I bought a leasehold flat in Laleham. Conveyancing and Barclays mortgage are in place. I have received a letter from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1997. The conveyancing practitioner in Laleham who previously acted has long since retired. Any advice?

First make enquiries of HMLR to be sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. There is no need to instruct a Laleham conveyancing solicitor to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I am the leaseholder of a second floor flat in Laleham. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the sum due for the purchase of the freehold?

Absolutely. We are happy to put you in touch with a Laleham conveyancing firm who can help.

An example of a Lease Extension case for a Laleham premises is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case was in relation to 1 flat. The unexpired lease term was 82.93 years.