My financial adviser says he needs my Havering-atte-Bower lawyer’ panel member for the Santander conveyancing panel. Can you suggest how I obtain this. I have contacted my local Havering-atte-Bower branch but they have not got back to me yet.

You are best placed to get this information from your Havering-atte-Bower conveyancing practitioner . They maintain a central record lender panel numbers.

Will commercial conveyancing searches disclose impending roadworks that may impact a commercial site in Havering-atte-Bower?

Many commercial conveyancing solicitors in Havering-atte-Bower will conduct a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Havering-atte-Bower. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Havering-atte-Bower.

For each commercial conveyancing transaction in Havering-atte-Bower it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Havering-atte-Bower commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Havering-atte-Bower.

I decided to have a survey done on a house in Havering-atte-Bower ahead of appointing solicitors. I have been advised that there is a flying freehold aspect to the house. The surveyor has said that some banks may not give a loan on this type of premises.

It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. Should you wish to call us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Havering-atte-Bower. Conveyancing may be slightly more expensive based on your lender's requirements.

Having checked my lease I have discovered that there are only 62 years unexpired on my flat in Havering-atte-Bower. I am keen to extend my lease but my freeholder is missing. What should I do?

If 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 Court. However, you will be required to demonstrate that you have made all reasonable attempts to find the landlord. In some cases an enquiry agent should be useful to carry out a search and to produce an expert document to be accepted by the court as evidence that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer in relation to proving the landlord’s absence and the vesting order request to the County Court covering Havering-atte-Bower.

I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Havering-atte-Bower conveyancing firm to act on my behalf?

if there is a absentee freeholder or where there is disagreement 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 First-tier Tribunal (Property Chamber) to decide the price.

An example of a Lease Extension case for a Havering-atte-Bower premises is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case was in relation to 1 flat. The unexpired residue of the current lease was 57.5 years.

What range of conveyancing services do Havering-atte-Bower conveyancing organisations offer?

Most Havering-atte-Bower conveyancing practices tend to handle various legal advice to home and land proprietors, sellers, buyers, landlords and tenants including the following:

Home sale conveyancing in Havering-atte-Bower and beyond Residential purchase conveyancing in Havering-atte-Bower and further afield All types of leasehold property including, apartments and maisonettes Auction sales and purchase conveyancing in Havering-atte-Bower or further afield Staircasing if you are purchasing a further or final share in a shared ownership residence Leasehold Enfranchisement - both lease extensions and purchasing the freehold