I am purchasing property in Parson Cross. My lawyer is not on the bank solicitor list. Am I still permitted to retain my Parson Cross conveyancing solicitor even though they are not on the mortgage company list of approved lawyers?

You have a couple of choices open to you here

• Complete the deal with your preferred Parson Cross but your lender will no doubt use a on their conveyancing panel. This will result in additional charges and probable interruption.
• Appoint a new to conduct the conveyancing, making sure they are on the bank conveyancing panel.
• Convince your conveyancing practitioner to do everything within their powers to get listed on the mortgage company panel of solicitors

The Parson Cross conveyancing solicitors that I appointed last week on my house acquisition in Parson Cross have without warning closed. I chose them because I needed a firm on the conveyancing panel and my preferred Parson Cross lawyer was not. I gave my credit card details for them to take £195 for searches. What should be my next steps?

If you have an estate agent involved then inform them straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.

The estate agent has sent us the confirmation of our purchase of a new build flat in Parson Cross. 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 legal work.

Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Parson Cross

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. 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. 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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Parson Cross is the location of the property. Can you shed any light on this issue?

Flying freeholds in Parson Cross are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Parson Cross you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Parson Cross 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 house in Parson Cross. Conveyancing and mortgage are in place. A letter has just been received from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1992. The conveyancing practitioner in Parson Cross who acted for me is not around. Any advice?

The first thing you should do is contact the Land Registry to be sure that the individual purporting to own the freehold is indeed the new freeholder. It is not necessary to instruct a Parson Cross conveyancing lawyer to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Parson Cross Leasehold Conveyancing - Sample of Queries Prior to Purchasing

Be sure to investigate if the the lease contains any unreasonable restrictions in the lease. For example it is reasonably common in Parson Cross leases that pets are not permitted in in a block in Parson Cross. If you like the apartmentin Parson Cross however your dog is not allowed to move with you then you will be presented with a difficult choice. Most Parson Cross leasehold properties will be liable to pay a service bill for maintenance of the block levied on behalf of the freeholder. Should you buy the apartment you will have to pay this charge, normally quarterly during the year. This may be anything from a couple of hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a rentcharge to be met annual, normally this is not a exorbitant sum, say about £25-£75 but you should to enquire it because on occasion it could be many hundreds of pounds. You will want to find out as much as possible about the managing agents as they will impact your use and enjoyment of the property. As the owner of a leasehold property you are often at the mercy of the managing agents both financially and when it comes to every day issues like the tidiness of the common parts. Enquire of other tenants what they think of them. In conclusion, investigate as to the dates that the maintenance fees are due to the managing agents and specifically what you get for your money.