I opted for a high street solicitor for my conveyancing in Cann Hall yesterday. Going through the Terms and Conditions I seewe are responsible for fees even where the conveyance does not complete. Would I be best advised to select an internet conveyancing company who offer no-sale-no-fee conveyancing in Cann Hall?

Generally there is a concession along the lines that if "No Sale No Fee" is advertised then the conveyancing charges will tend to be be higher to cover the conveyances that do not proceed. You should be mindful that such schemes tend not to cover disbursements such as Cann Hall conveyancing search costs.

My partner and I are close to exchanging contracts on the sale of our home in Cann Hall and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any local conveyancer would know that there is no such problem. It does beg the question why the purchasers used a national conveyancing outfit rather than a conveyancing solicitor in Cann Hall. Having lived in Cann Hall for three years we know of no issue. Do we contact our local Authority to seek confirmation need.

It sounds as though you may have a conveyancing firm already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

Just had an offer accepted on a new build flat in Cann Hall. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Cann Hall

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I am looking for a leasehold apartment up to £305k and identified one close by in Cann Hall I like with amenity areas and railway links nearby, however it only has 61 years on the lease. I can't really find anything else in Cann Hall for this price, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you need a mortgage the remaining unexpired lease term will be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this.

I am on look out for some leasehold conveyancing in Cann Hall. Before I set the wheels in motion I want to be sure as to the unexpired term of the lease.

If the lease is recorded at the land registry - and most are in Cann Hall - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

We have reached the end of our tether in trying to purchase the freehold in Cann Hall. Can the Leasehold Valuation Tribunal adjudicate on premiums?

if there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the relevant legislation it is possible to make an application to the LVT to make a decision on the premium.

An example of a Freehold Enfranchisement matter before the tribunal for a Cann Hall flat is 36 New Wanstead in August 2010. The Tribunal arrived at a valuation of the premium for the freehold of £22,359. This case related to 2 flats. The unexpired lease term was 73.92 years.