Can you help - my lawyer advises that lack of building regulations insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Becontree Heath?

The right level of lack of building regulations indemnity insurance should be dictated by who who your lender is. It would differ for example between Yorkshire Building Society and The Royal Bank of Scotland. Conveyancing solicitors as opposed to members of the public take out such insurances.

Is there a list of Yorkshire BS panel conveyancers in Becontree Heath on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. Very few banks make their panel listings open the public on the web. If you are looking for a Becontree Heath solicitor on the Yorkshire BS please make the most of our facility.

is it true that all Becontree Heath solicitor practices on the Virgin Money conveyancing panel are overseen by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Virgin Money conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many lenders do allow licenced conveyancers on their panel in which case such organisation would be overseen by the CLC.

How does conveyancing in Becontree Heath differ for new build properties?

Most buyers of new build residence in Becontree Heath come to us having been asked by the seller to sign contracts and commit to the purchase even before the house is constructed. This is because new home sellers in Becontree Heath usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Becontree Heath or who has acted in the same development.

I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Becontree Heath is where the house is located. Is there any advice you can give?

Flying freeholds in Becontree Heath are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Becontree Heath 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 Becontree Heath 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 premises.

Am I best advised to appoint a Becontree Heath conveyancing lawyer who is local to the property I am buying? An old friend can deal with the conveyancing but her office is 400kilometers drive away.

The primary upside of using a high street Becontree Heath conveyancing firm is that you can pop in to execute documents, deliver your identification documents and pester them if necessary. They will also have local knowledge which is a plus. That being said it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and on the whole were content that should surpass using an unknown Becontree Heath conveyancing lawyer solely due to them being round the corner.

Can you provide any advice for leasehold conveyancing in Becontree Heath from the point of view of speeding up the sale process?

• Much of the delay in leasehold conveyancing in Becontree Heath can be avoided if you get in touch lawyers as soon as your agents start marketing the property and ask them to put together the leasehold information needed by the buyers’ solicitors.
In the event that you altered the property did you need the Landlord’s permission? Have you, for example installed wooden flooring? Becontree Heath leases often stipulate that internal structural changes or laying down wooden flooring require a licence issued by the Landlord acquiescing to such alterations. Where you fail to have the paperwork to hand you should not communicate with the landlord without checking with your conveyancer in the first instance. You may think that you are aware of the number of years remaining on your lease but it would be wise to double-check via your solicitors. A purchaser's lawyer will not be happy to advise their client to where the lease term is under 75 years. It is therefore essential at an as soon as possible that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. If you have had conflict with your landlord or managing agents it is very important that these are resolved before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is clearly preferable to present the dispute as over as opposed to unsettled. If you have the benefit of shareholding in the freehold, you should make sure that you have the original share document. Organising a re-issued share certificate is often a time consuming formality and frustrates many a Becontree Heath conveyancing deal. Where a reissued share is necessary, do contact the company officers or managing agents (where relevant) for this sooner rather than later.

Having spent years of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Becontree Heath. Can we issue an application to the Residential Property Tribunal Service?

Most certainly. We can put you in touch with a Becontree Heath conveyancing firm who can help.

An example of a Lease Extension case for a Becontree Heath property is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case related to 1 flat. The remaining number of years on the lease was 61.36 years.