My IFA has asked me for my Goodmayes solicitor’s panel reference for the Lloyds conveyancing panel. What is the best way to obtain this. I have tried my local Goodmayes office but they have not responded to me.

The sensible thing to do is ask for this information from your Goodmayes . They retain a central record lender panel numbers.

I have been on the look out for a leasehold apartment up to £235,500 and identified one near me in Goodmayes I like with amenity areas and railway links nearby, however it's only got 49 remaining years left on the lease. I can't really find anything else in Goodmayes for this price, so just wondered if I would be making a grave error purchasing a short lease?

Should you need a home loan the remaining unexpired lease term may be an issue. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.

I am a fortnight into a residential purchase having been directed to solicitors by the estate agent to perform conveyancing in Goodmayes. We are not happy. Could you help me find new solicitors?

A solicitor would have to be really poor to suggest replacing them. Has the mortgage offer been generated? If so you will need to inform them of the new contact details and get the mortgage documents are re-sent. The solicitor ideally should be on the lenders approved list to avoid supplemental costs and complications. That should be your starting point. Our search tool can help you find a bank approved conveyancer for your conveyancing in Goodmayes

Goodmayes Leasehold Conveyancing - A selection of Queries Prior to buying

How much is the yearly maintenance fee and ground rent? Who is in charge of the building? This information is helpful as a) areas may result in problems in the block as the common areas may begin to deteriorate where services remain unpaid b) if the leasehold owners have an issue with the managing agents you will need to have full disclosure

Estate agents have just been given the go-ahead to market my garden apartment in Goodmayes.Conveyancing solicitors are to be appointed soon however I have recently had a half-yearly maintenance charge invoice – should I leave it to the buyer to sort out?

Your conveyancing lawyer is likely to suggest that you should discharge the invoice as you normally would as all ground rent and service charges will be apportionedas part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies 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