Much to our surprise we have been notified by our IFA that my Avery Hill the law firm I have appointed is not on the bank Solicitor panel. How can I be sure that this is correct?

The first thing you need to do is to contact your Avery Hill lawyer directly. It is reasonable to expect your lawyer to advise you what has happened. Where they are not on the panel they may recommend you to a Avery Hill conveyancing firm that is on the approved list of lawyers for your lender.

Would the conveyancing solicitors listed on your site execute auction conveyancing in Avery Hill?

We know of a few niche practitioners we can put you in touch with those conducting auction conveyancing. Avery Hill is one of our areas of where our lawyers are based.

My wife and I purchasing a end of terrace house in Avery Hill. We would like to carry out an extension to the side at the house.Will legal work on the property involve investigations to determine if these works are allowed?

Your conveyancer should check the registered title as conveyancing in Avery Hill can sometimes identify restrictions in the title documents which prevent certain changes or require the consent of a 3rd party. Certain extensions call for local authority planning permissions and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.

We previously instructed solicitors locally in Avery Hill on the TSB solicitor approved list. They are now charging me a supplemental amount for the legal aspects of the TSB mortgage. Is this an additional conveyancing fee specified by TSB?

Provided it is contained in their Terms of Engagement or estimate then yes your property lawyer can charge a fee for this. This charge is not dictated by TSB but by your Avery Hill solicitor. Some firms on the TSB panel will quote an ‘acting for lender’ fee but many firms incorporate it on their overall fee.

I have a mortgage with TSB for my property in Avery Hill. Conveyancing was finalised months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform TSB?

TSB must be informed of your intention in advance of renting your property as this is likely to be a breach of TSB’s mortgage conditions. It may be that TSB will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. You need not do this via a TSB conveyancing panel firm.

I require expedited conveyancing in Avery Hill as I have an ultimatum to exchange contracts within one month. A home loan is not required. Is it possible to avoid the conveyancing searches to save money and time?

If.Given you are not taking a home loan you have the choice not to have searches conducted although no conveyancer would advise that you don't. Drawing on our experience of conveyancing in Avery Hill the following are examples of what can be revealed and adversely impact market value: Refused Planning Applications, Outstanding Charges, Overdue Grants, Unadopted Roads,...

I am a negotiator for a busy estate agency in Avery Hill where we have witnessed a number of flat sales jeopardised as a result of leases having less than 80 years remaining. I have received inconsistent advice from local Avery Hill conveyancing firms. Could you clarify whether the seller of a flat can commence the lease extension process for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have 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 before, 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 purchaser.

I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Avery Hill conveyancing firm to assist?

Where there is a missing landlord or if there is disagreement about what the lease extension should cost, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to make a decision on the sum to be paid.

An example of a Lease Extension decision for a Avery Hill premises is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case affected 1 flat.