My lawyer in Chadwell Heath has never been on on the Yorkshire Building Society Approved Panel. Can I still continue with my family solicitor notwithstanding that they are not on the Yorkshire Building Society approved list?

The limited options available to you here include:

1. Complete the purchase with your preferred Chadwell Heath solicitors but Yorkshire Building Society will need to instruct a lawyer on their panel. This will result in additional total conveyancing fees as well as cause delays.
2. Get a new solicitor to to deal with the purchase, obviously checking they are Convince your lawyer to use their best endeavours to join the Yorkshire Building Society conveyancing panel

Forgive me if this question is silly but I am unexperienced as FTB of a garden flat in Chadwell Heath. Do I receive the keys to the house on completion from my lawyer? If so, I will find a local conveyancing solicitor in Chadwell Heath?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the owner’s solicitors, and once they have received this, you should be invited to receive the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.

I'm at the point of viewing flats in Chadwell Heath and I am now considering a potential offer. Is it premature to have a solicitor in place? I am planning to take a mortgage with Yorkshire BS.

It would be prudent to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. As you are getting a mortgage with Yorkshire BS, ask your prospective lawyers if they are on the Yorkshire BS conveyancing panel otherwise they can't do the mortgage legal work.

I am selling my flat. I had a double glazing fitted in March 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, UBS are being pedantic. The Chadwell Heath solicitor who is on the UBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

The deeds to my home are lost. The conveyancers who handled the conveyancing in Chadwell Heath 10 years ago are no longer around. What are my options?

Assuming you have a registered title the details of your ownership will be documented by the Land Registry with a Title Number. It is possible to perform a search at the Land Registry, identify your house and secure up to date copies of the property title for a small fee. Where the property is Leasehold then the Land Registry will usually hold a certified copy of the Registered Lease and again, a copy can be retrieved for a small fee.

As co-executor for the estate of my grandmother I am disposing of a property in Newport but live in Chadwell Heath. My lawyer (approximately 250 kilometers from mehas requested that I sign a stat dec before completion. Could you suggest a conveyancing lawyer in Chadwell Heath to attest and place their company stamp on the document?

Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are based in Chadwell Heath

Completion is due on the sale of our £150,000 garden flat in Chadwell Heath on Thursday in a week. The management company has quoted £360 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Chadwell Heath?

For most leasehold sales in Chadwell Heath conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Addressing pre-contract questions Where consent is required before sale in Chadwell Heath Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Chadwell Heath leasehold property is £350. For Chadwell Heath conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply answers.

I have attempted and failed to negotiate with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Chadwell Heath conveyancing firm to help?

Where there is a absentee landlord or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to determine the amount due.

An example of a Lease Extension matter before the tribunal for a Chadwell Heath premises 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 unexpired lease term was 61.36 years.