I went with a high street lawyer for our conveyancing in Coney Hall last week. After carefully reading the terms of engagement I seeI am liable for fees even where the conveyance does not complete. Would I be best advised to appoint an internet conveyancing company promoting no-sale-no-fee conveyancing in Coney Hall?

Generally there is a compromise along the lines that if "No Sale No Fee" is offered then the fee levels will generally be uplifted to counteract the cases that do not go ahead. Do bear in mind that these schemes generally do not protect you from outlay for instance Coney Hall conveyancing search charges.

I am purchasing a property and require a conveyancing solicitor in Coney Hall who is on the The Mortgage Works approved. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for The Mortgage Works in certain locations such as Coney Hall. We dont recommend any particular firm.

The deeds to our house can not be found. The conveyancers who did the conveyancing in Coney Hall 5 years ago have long since closed. Will I be able to sell the house?

Nowadays there are copies made of almost everything, and your solicitor should know precisely where to locate all the relevant documentation so you can buy or dispose of your property without any difficulty. Where copies are not available, your solicitor can put in place insurance or indemnities against future claims on your premises.

I am purchasing a new build house in Coney Hall with the aid of help to buy. The sellers refused to move on the price so I negotiated £7000 of extras instead. The sale representative advised me not to tell my lawyer about this extras as it will adversely affect my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am the registered owner of a first flat in Coney Hall. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the sum payable for a lease extension?

Absolutely. We can put you in touch with a Coney Hall conveyancing firm who can help.

An example of a Lease Extension decision for a Coney Hall flat is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case affected 1 flat. The unexpired term as at the valuation date was 50.57 years.

In relation to leasehold conveyancing in Coney Hall what are the most common lease problems?

There is nothing unique about leasehold conveyancing in Coney Hall. Most leases are unique and drafting errors can result in certain clauses are missing. The following missing provisions could result in a defective lease:

Clauses dealing with recovering service charges for expenditure on the building or common parts. A duty to insure the building

You may have difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Accord Mortgages Ltd, Barnsley Building Society, and TSB all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the buyer to withdraw.