It has come to my attention via my estate agent that my East Beckton lawyer is not on the bank Solicitor panel. What can I do to be sure whether this is correct?

The best course of action for you to take is to contact your East Beckton conveyancer. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they may recommend you to a East Beckton conveyancing firm that is on the approved list of lawyers for your bank.

My conveyancer has discovered a defect with the lease for the flat we are buying in East Beckton. The other side have put forward defective title insurance as a solution. We are content with insurance and will cover the costs. Our has advised that he must check that the mortgage company is content with this solution. Who is the client here, us or the lender?

Even though you have a mortgage offer from the bank does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the mortgage company are the client. These conveyancing instructions must be adhered to.

We wanted to use a conveyancing solicitor in East Beckton for our home move. Our broker has since notified us that our bank won't deal with them. Why is this not regarded as unduly restrictive?

Pre- 2008 most banks had an appetite for risk which was higher than today. Almost all East Beckton conveyancing firms would have been on most bank panels. The Financial Services Authority in 2010 conducted a thematic investigation into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more information from law firms relating to their operations and their employees as well as establishing certain criteria such a completing on a minimum number of conveyancing. Many East Beckton conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. East Beckton is one of the many areas where the conveyancers showing on our search results are are approved .

My uncle has urged me to use his conveyancers in East Beckton. Do I take his guidance?

No doubt the best way to select a conveyancing lawyer is to have referrals from friends or family who have used the conveyancer you're considering.

I am in need of some leasehold conveyancing in East Beckton. Before diving in I want to be sure as to the unexpired term of the lease.

Assuming the lease is registered - and almost all are in East Beckton - then the leasehold title will always include the short particulars 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.

I own a studio flat in East Beckton, conveyancing formalities finalised 3 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in East Beckton with an extended lease are worth £165,000. The ground rent is £45 invoiced annually. The lease expires on 21st October 50

With 50 years remaining on your lease we estimate the price of your lease extension to span between £36,100 and £41,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.