A loan offer from NatWest for the refinancing of my 2 bedroom garden flat is due within the next few days. Are you able to suggest a low cost conveyancing solicitor in Isle of Dogs?

You have come to the wrong place to search for the lowest fares for conveyancing in Isle of Dogs. Our goal is to offer cost effective conveyancing but our intention is not to advertise as being the cheapest. Resist the temptation to appoint brokers offering the bait of ninety nine pound conveyancing in Isle of Dogs. In your best case scenario, in going for cheap 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.

I purchased a freehold property in Isle of Dogs but nevertheless charged rent, why is this and what is this?

It’s unusual for properties in Isle of Dogs and has limited impact for conveyancing in Isle of Dogs but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.

Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.

I used Wolstenholmes a few years past for my conveyancing in Isle of Dogs. Now, I need the files however the law firm is no longer operating. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Isle of Dogs of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Isle of Dogs. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Isle of Dogs

Please confirm the Lease plans are architect prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I happen to be an executor of my recently deceased mum’s Will, with a property in Isle of Dogs which will be marketed. The house is unregistered at HMLR and I'm advised that many estate agents will insist that it is in place before they will move forward. What's the procedure for this?

In the situation that you have set out it seems advisable to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.