We are purchasing our first home. The property lawyer has e-mailedto ask if we want to purchase supplemental conveyancing searches. We are really unsure what's recommended for conveyancing in Dagenham

The number and type of Dagenham conveyancing searches depends primarily on the premises, the location, the possibility of any of these risks, your knowledge of the region and risks, your overall approach to risk. What is important is that you properly appreciate what information the searches could provide. Then you can make a decision if you consider that you need that search. Where you are unsure, ask your conveyancing practitioner to advise.

My wife and I purchasing a terrace house in Dagenham. Our aim is to an extension at the rear at the property.Will legal investigations on the property involve investigations to see if these alterations were previously refused?

Your solicitor will review the registered title as conveyancing in Dagenham can on occasion reveal restrictions in the title deeds which restrict categories of alterations or need the permission of another owner. Some additions need local authority planning permissions and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor before you commit yourself to a purchase.

I am currently in the process of buying my council flat in Dagenham. I have a mortgage agreed with Clydesdale. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.

Completion of my remortgage has taken place for my property in Dagenham. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

How does conveyancing in Dagenham differ for new build properties?

Most buyers of new build residence in Dagenham approach us having been asked by the developer to exchange contracts and commit to the purchase even before the house is built. This is because builders in Dagenham tend to buy the land, 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 conveyancing solicitors 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 used to new build conveyancing in Dagenham or who has acted in the same development.

I only have 68 years unexpired on my flat in Dagenham. I need to extend my lease but my landlord is missing. What are my options?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. However, you will be required to demonstrate that you have made all reasonable attempts to track down the freeholder. For most situations an enquiry agent would be helpful to conduct investigations and prepare a report which can be used as evidence that the freeholder can not be located. It is advisable to get professional help from a property lawyer in relation to proving the landlord’s absence and the vesting order request to the County Court covering Dagenham.

Despite our best efforts, we have been unsuccessful in trying to reach an agreement for a lease extension in Dagenham. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Most definitely. We are happy to put you in touch with a Dagenham conveyancing firm who can help.

An example of a Lease Extension case for a Dagenham residence 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 affected 1 flat. The unexpired term as at the valuation date was 61.36 years.

My plan is to purchase a ground floor maisonette in Dagenham. Conveyancing lawyer is awaiting, from the seller, building insurance paperwork. Earlier today I was informed that the owner must forward the insurance paperwork for the flat above in addition. Why does my conveyancing practitioner want to see the insurance for the other flat? Is it really necessary? We have been waiting for the previous three weeks…

It is not unheard of in leasehold conveyancing in Dagenham to find Conveyancing in Dagenham in a minority of cases reveals that the lease requires the leasehold owners to insure their individual flats rather than the landlord insuring the whole building - which is definitely better. You should clarify with your conveyancer but it would seem that your property lawyer is attempting to verify that the complete building is insured. Insuring a ground floor residence is no help when it comes to rebuilding after a fire if the 1st floor cannot be reconstructed due to lack of insurance cover.