My solicitor has informed me that breach of easement insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Lower Clapton?

The appropriate level of breach of easement indemnity insurance depends on your lender. It would differ for example between Santander and Skipton Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.

Can you point me to a directory of Bank of Ireland panel conveyancers in Lower Clapton on the Building Society Association’s Website?

No. There is no such facility on the CML or Building Society Association websites. A small selection of banks make their panel listings open the public over the internet. If you are in need of a Lower Clapton property lawyer on the Bank of Ireland please use our facility.

We have agreed to purchase a house in Lower Clapton. A rare aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with Coventry BS your lawyer must follow the conveyancing instructions set out in Section two of UK Finance Lenders’ Handbook for Coventry BS. The CML Handbook includes minimum provisions for solar panel roof-space leases, and solicitors are required to report to Coventry BS where a lease does not meet these requirements. The provisions relate to the installation of panels on properties nationwide and is not restricted to Lower Clapton.

My friend advised me that where I am buying in Lower Clapton I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is usually quoted for as part of the standard Lower Clapton conveyancing searches. It is a large document of about 40 pages, listing and detailing significant information about Lower Clapton around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data regarding Lower Clapton.

How does conveyancing in Lower Clapton differ for new build properties?

Most buyers of new build or newly converted property in Lower Clapton come to us having been asked by the builder to sign contracts and commit to the purchase even before the premises is ready to move into. This is because house builders in Lower Clapton tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Lower Clapton or who has acted in the same development.

I decided to have a survey carried out on a property in Lower Clapton prior to retaining solicitors. I have been advised that there is a flying freehold element to the property. My surveyor has said that some mortgage companies may not give a mortgage on such a premises.

It varies from the lender to lender. Bank of Scotland has different requirements for example to Nationwide. Should you wish to call us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Lower Clapton. Conveyancing will be smoother if you use a solicitor in Lower Clapton especially if they are acquainted with such properties in Lower Clapton.

Completion is due on our sale of a £375,000 flat in Lower Clapton in just under a week. The managing agents has quoted £372 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Lower Clapton?

For most leasehold sales in Lower Clapton conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Addressing pre-contract questions Where consent is required before sale in Lower Clapton Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Lower Clapton leasehold property is £350. For Lower Clapton conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply the information.

I am the proprietor of a ground flat in Lower Clapton. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the sum payable for the purchase of the freehold?

Most definitely. We can put you in touch with a Lower Clapton conveyancing firm who can help.

An example of a Freehold Enfranchisement case for a Lower Clapton property is 104 Nightingale Road in May 2009. The Tribunal's Decision is that the premium torbe paid for the enfranchisement in this case is £112,174 This case related to 10 flats. The unexpired term as at the valuation date was 71.25 years.