My wife and I are buying a house in Upper Norwood. I might seem paranoid but how we can trust a solicitor? At some point we will need to put our life savings into their account. What is the protection we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am the single beneficiary of my late mum's will with all property in now in my sole name, including the my former home in Upper Norwood. Conveyancing formalities meant that the Land Registry date was in December. I plan to dispose of the property. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my property ownership may be considered the same way as though I had purchased the house in December. Is the property unsalable for six months?

The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. many mortgage companies would take a pragmatic view as this provision is chiefly there to capture subsales or the flipping of property.

Lloyds have agreed my home loan in principle, my bid on a house in Upper Norwood has been accepted, what are the next steps?

Your property agent will need to know who your solicitors are (be sure the conveyancers are on the lender’s approved list). Telephone Lloyds or your financial adviser and complete any appropriate forms. Lloyds will appoint a valuer who will get in contact with the selling agent or owners to arrange an appointment. Once carried out (assuming no problems) it takes approximately ten days to get a mortgage offer. Lloyds will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Upper Norwood.

Do commercial conveyancing searches disclose impending roadworks that could affect a commercial land in Upper Norwood?

Its becoming the norm that commercial conveyancing solicitors in Upper Norwood will perform a SiteSolutions Highways report as it reduces the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Upper Norwood. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Upper Norwood.

For each commercial conveyancing transaction in Upper Norwood it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Upper Norwood commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Upper Norwood.

How does conveyancing in Upper Norwood differ for newly converted properties?

Most buyers of new build premises in Upper Norwood come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is ready to move into. This is because developers in Upper Norwood usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Upper Norwood or who has acted in the same development.

I am on look out for some leasehold conveyancing in Upper Norwood. Before I get started I require certainty as to the number of years remaining on the lease.

Assuming the lease is registered - and most are in Upper Norwood - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

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 issues? Can you recommend a Upper Norwood conveyancing firm to help?

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

An example of a Lease Extension matter before the tribunal for a Upper Norwood premises 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 related to 1 flat. The unexpired lease term was 26.38 years.

Living abroad it is not practicable to visit my Upper Norwood conveyancing lawyers office to sign documents for conveyancing in Upper Norwood – is this a problem?

You need not be concerned. Upper Norwood conveyancing lawyers can handle home moves for clients who are based anywhere. You are unlikely to be required to visit a Upper Norwood conveyancers office. They can deal with everything via phone, post and email - whatever works for you.