My flat in Havering-atte-Bower is up for sale and I have a purchaser. Does the need to be required to be on the conveyancing panel in order to deal with repayment of my mortgage?

Ordinarily, even if your lawyer is not on the conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.

Despite weeks of looking the Title Certificate and documents to our home are lost. The conveyancers who dealt with the conveyancing in Havering-atte-Bower 4 years ago no longer exist. What are my next steps?

You no longer need to hold title official documentation to evidence that you are the registered proprietor of land or premises, as the Land Registry hold details of all registered land or property electronically.

I'm purchasing a new build house in Havering-atte-Bower with a mortgage from . The sellers refused to budge the price so I negotiated five thousand pounds worth of extras instead. The estate agent suggested that I not disclose to my lawyer about this side-deal as it could adversely affect my mortgage with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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 opted to have a survey carried out on a house in Havering-atte-Bower ahead of retaining conveyancers. I have been informed that there is a flying freehold aspect to the property. The surveyor has said that some lenders tend refuse to give a mortgage on this type of house.

It depends who your proposed lender is. HSBC has different requirements from Nationwide. If you contact us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Havering-atte-Bower. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Havering-atte-Bower to see if the conveyancing will be more expensive.

Helen (my wife) and I may need to sub-let our Havering-atte-Bower garden flat temporarily due to a new job. We instructed a Havering-atte-Bower conveyancing practice in 2004 but they have closed and we did not have the foresight to get any guidance as to whether the lease allows us to sublet. How do we find out?

Notwithstanding that your previous Havering-atte-Bower conveyancing solicitor is no longer around you can check your lease to check if you are permitted to let out the property. The accepted inference is that if the deeds are non-specific, subletting is permitted. There may be a precondition that you are obliged to seek consent from your landlord or other appropriate person prior to subletting. The net result is you not allowed to sublet in the absence of first obtaining permission. Such consent is not allowed to be unreasonably refused ore delayed. If your lease does not allow you to sublet you will need to ask your landlord for their consent.

Havering-atte-Bower Conveyancing for Leasehold Flats - Examples of Queries Prior to buying

The answer will be helpful as a) areas may cause problems in the building as the common areas may start to deteriorate if repairs remain unpaid b) if the leasehold owners have a dispute with the managing agents you will need to have full disclosure Who takes charge for maintaining and repairing the building? The prefered form of lease arrangement is a share of the freehold. In this situation the leaseholders benefit from control and even though a managing agent is frequently employed if it is bigger than a house conversion, the managing agent employed by the leaseholders.