I am need of leasehold conveyancing for a flat in a relatively new development (6 years old) in Penge. 95% of the properties have already been occupied. Is it strictly necessary to order neighbourhood searches as part of conveyancing in Penge?
You are opening yourself up to an unnecessary risk in not carrying out Penge conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would seriously advise in no uncertain terms that your solicitor conducts them. Where time pressures and price are top of your concerns you should discuss with your lawyer about the options such as lack of search insurance available to you
This question may be naive but I am new to the house moving as FTB of a garden flat in Penge. Do I receive the keys to the property on completion from my lawyer? If this is the case, I will use a local conveyancing solicitor in Penge?
On the day of completion you will not be required to go to the conveyancers office in Penge. Conveyancing lawyers for you will arrange to send the completion advance to the vendor’s solicitors, and shortly after the monies have arrived, you will be called to receive the keys from the Estate Agents and start moving into the property. Usually this happens between 1 and 3pm.
Completion of my purchase has taken place for my property in Penge. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I had an offer accepted on a house in Penge on 25/3/2026, valuation was booked 4 days later, all came back fine. Conveyancer instructed, so all that was missing was my mortgage offer. Having made daily calls to Bank of Ireland and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Bank of Ireland conveyancing panel. Are Bank of Ireland entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Penge is the location of the property. What do you suggest?
Flying freeholds in Penge are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Penge you must be sure that your lawyer goes 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 Penge may decide 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.
Given that I will soon part with over three hundred thousand on a garden flat in Penge I wish to have a conversation with the conveyancer concerning thetransaction before giving the go ahead to the firm. Can this be arranged?
This is something that we recommend - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer due to be carrying out your property ownership legalities in Penge.There is no ‘factory style conveyancing’ - every client is an important person, not a matter reference. The law firms that we put you in touch with believe that the figure you are quoted for residential conveyancing in Penge should be the amount on the final invoice that you are charged.
My father has suggested that I appoint his conveyancers in Penge. Do I follow his recommendation?
Much as we are happy to recommend a Penge conveyancing lawyer the ideal way to find a conveyancing solicitor is to have recommendations from friends or family who have used the conveyancer that you are are thinking of instructing.
I am a negotiator for a long established estate agency in Penge where we have witnessed a few leasehold sales derailed due to short leases. I have received inconsistent advice from local Penge conveyancing solicitors. Could you confirm whether the seller of a flat can start the lease extension formalities for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Despite our best endeavours, we have been unsuccessful in trying to purchase the freehold in Penge. Can the Leasehold Valuation Tribunal adjudicate on premiums?
in cases where there is a missing freeholder or if there is dispute about what the lease extension should cost, under the relevant legislation you can apply to the LVT to determine the amount due.
An example of a Lease Extension decision for a Penge residence is Flats 5, 9, 38 & 40 Blakewood Court Anerley Park in January 2012. the tribunal held that the premiums payable for the new lease sare: FLAT 5:- £7,130 FLAT 9:- £7,860 FLAT 38:- £15,867 FLAT 40: £14,834 This case related to 4 flats.