The Mile End conveyancing firm handling our Mile End conveyancing has identified an inconsistency when comparing the assumptions in the valuation report and what is revealed within the conveyancing documents. My solicitor says that he needs to ensure that the bank is happy with this discrepancy and is still content to lend. Is my lawyer’s course or action correct?

Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

I am purchasing a property and need a conveyancing solicitor in Mile End who is on the Barnsley Building Society solicitor. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Barnsley Building Society in certain locations such as Mile End. We dont recommend any particular firm.

We had instructed conveyancers with offices in Mile End on the Nationwide solicitor approved list. They are now charging me a further amount for dealing with the Nationwide mortgage. Is this an additional conveyancing fee specified by Nationwide?

Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your conveyancer can charge a fee for this. This fee is not dictated by Nationwide but by your Mile End conveyancer. Some firms on the Nationwide panel will quote ’dealing with mortgage’ fee but plenty of firms incorporate it on their overall fee.

My wife and I have arranged the release of further funds on our home loan from Co-operative as we intend to conduct alterations to our home in Mile End. Are we obliged to select a local Mile End solicitor on the Co-operative conveyancing panel to handle the legals?

Co-operative would not normally appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative panel.

I have paid off my mortgage with Kent Reliance. I assume I don't need a Mile End lawyer on the Kent Reliance panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Kent Reliance has sent the Land Registry the discharge electronically, and
3. Kent Reliance has instructed the Land Registry to do so

I am four weeks into a freehold purchase having been directed to a firm by the estate agent to handle our conveyancing in Mile End. I am am very dissatisfied with the quality of service. Could you you assist me in finding new conveyancers?

A conveyancer would need to be very bad in order to consider changing them. Has the mortgage offer been issued? If so you need to make them aware of the new solicitor and ensure the offer are re-issued. Your solicitor ideally needs to be on the lenders panel to avoid escalating charges and complications. So that should be your first question of the new conveyancers. Our search tool will assist you in finding a bank approved conveyancer for your conveyancing in Mile End

I am looking at a couple of flats in Mile End both have in the region of fifty years unexpired on the lease term. should I be concerned?

There is no doubt about it. A leasehold flat in Mile End is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to its expiry date, the more it adversely affects the marketability of the premises. The majority of buyers and lenders, leases with less than eighty years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Mile End conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I inherited a ground floor flat in Mile End. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the premium payable for the purchase of the freehold?

in cases where there is a absentee freeholder or if there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to determine the price.

An example of a Freehold Enfranchisement matter before the tribunal for a Mile End residence is 26 Rhondda Grove in June 2009. The net price payable by the leaseholders as determined by the Tribunal was £3,015.13. This comprised £11,300 premium for the reversion less £8,284.87 costs as ordered by the County Court.