I sincerely hope you can help me. My Forest Gate conveyancer is informing me me that she is duty bound toorder Forest Gate conveyancing searches becausethe firm are on the Santanderconveyancing panel. These Forest Gate searches cost a lot of money can this be avoided?

You have limited options available to you. Given that you are taking out a loan with a bank your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Forest Gate conveyancing searches.

Have just purchased a probate house at auction in Forest Gate. Conveyancing is needed. What happens now?

Given that you have now legally bound yourself to purchase you will need to instruct a conveyancing practitioner quickly as you are facing a pending a fixed date to complete the property. Every auction property will have a bespoke auction pack. This will likely include evidence of title and search results. In the case of leasehold premises the conveyancing papers may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You should pass this on to the lawyer instructed by you at the earliest opportunity. You also need to ensure that you have funds organised to complete on the on the contractual date .

We previously appointed solicitors located in Forest Gate on the Clydesdale solicitor approved list. They are now charging me a supplemental amount for dealing with the Clydesdale mortgage. Is this an additional conveyancing fee set by Clydesdale?

Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your lawyer can levy a fee for this. This charge is not set by Clydesdale but by your Forest Gate solicitor. Plenty of firms on the Clydesdale panel will charge an ‘acting for lender’ fee but plenty of practices include it on their overall fee.

After much negotiation I have agreed a price on an apartment in Forest Gate. My financial adviser pressured me to appoint their conveyancer. I paid an upfront payment of £175. Soon after, the conveyancing practitioner contacted me embarrassingly acknowledging that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

My wife and I purchased a terraced Victorian property in Forest Gate. Conveyancing lawyer acted for me and Accord Mortgages Ltd. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold under the matching property. Is it worth asking Accord Mortgages Ltd to clarify?

You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Forest Gate and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with your conveyancing solicitor who carried out the work.

As co-executor for the estate of my father I am disposing of a residence in Swansea but reside in Forest Gate. My lawyer (approximately 235 miles from meneeds me to execute a stat dec ahead of the transaction finalising. Could you suggest a conveyancing lawyer in Forest Gate to attest this legal document for me?

Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are located in Forest Gate

Having spent months of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Forest Gate. Can we issue an application to the Residential Property Tribunal Service?

Most definitely. We are happy to put you in touch with a Forest Gate conveyancing firm who can help.

An example of a Freehold Enfranchisement decision for a Forest Gate flat is 52 & 54 Green Street in February 2010. Following a vesting order by the County Court the Tribunal decided that the price that the Applicant for the freehold interest should pay is £20,543 This case was in relation to 2 flats. The unexpired term was 78 and 80.

What makes a Forest Gate lease unmortgageable?

Leasehold conveyancing in Forest Gate is not unique. Most leases are drafted differently and drafting errors can result in certain clauses are missing. For example, if your lease is missing any of the following, it could be defective:

Maintenance charge proportions which don’t add up to the correct percentage A provision for the recovery of money spent for the benefit of another party.

A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Barclays , Virgin Money, and Platform Home Loans Ltd all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to provide security, forcing the buyer to pull out.