A loan agreement from HSBC for the remortgage of my single bedroom apartment is expected any day now. Could you propose a cheap conveyancing solicitor in Hackney?

You are on the wrong site if you are seeking cut-price fees for conveyancing in Hackney. Our intention is to offer affordable conveyancing but we do not work with the cheapest lawyers. Resist the temptation to appoint companies teasing you with £99 conveyancing in Hackney. In your best case scenario, in deciding on low cost conveyancing, you will receive what you pay for and at worst it will result in you with a hefty uplift in additional fees and still not end up with the service expected.

What does a local search reveal about the property I am buying in Hackney?

Hackney conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations such as Onsearch The local search is essential in every Hackney conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your property. The search will reveal data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.

What does commercial conveyancing in Hackney cover?

Commercial conveyancing in Hackney covers a broad range of advice, supplied by regulated solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.

I am attracted to a two apartments in Hackney which have approximately 50 years left on the leases. should I be concerned?

There is no doubt about it. A leasehold flat in Hackney is a wasting asset as a result of the shortening lease. The closer the lease gets to zero years unexpired, the more it reduces the salability of the premises. For most purchasers and banks, leases with under eighty years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Hackney conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Hackney conveyancing firm to represent me?

in cases where there is a missing landlord or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to make a decision on the amount due.

An example of a Freehold Enfranchisement decision for a Hackney residence is 150 Amhurst Road in December 2013. The tribunal concluded that the premium to be paid by the applicant for the enfranchisement of the subject property was £43,500. This case affected 4 flats. The unexpired term as at the valuation date was 90 (or thereabouts).

How easy is it to change a solicitor as I need to find a Hackney based conveyancer who is on the bank conveyancing panel. How simple is it to change conveyancer?

In the event that you have not formally instructed a conveyancer to commence the conveyancing and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Hackney that you're thinking of instructing.