Our bank has recommended a law firm on their panel based in North Woolwich but I would rather choose a conveyancing lawyer in North Woolwich round the corner to me. Can you assist?

Far from all North Woolwich conveyancing solicitors are on all lender’s conveyancing panel. Use the above find an approved solicitor tool to find a North Woolwich conveyancing solicitor on the on the lender panel.

I am helping my step-mother sell her house in North Woolwich. Does the conveyancing solicitor commission the EPC or it is for the owner to see to?

After the abolition of Home Packs, EPC’s became a mandatory component of selling a house. An energy assessment must be commissioned before the property is put on the market. It is not a task that law firms normally arrange. Where you are instructing a North Woolwich conveyancing practitioner they might be able to arrange energy performance certificates due to their contacts with long established local accredited person

I can not work out if my lender requires a lease extension. I have called into my local North Woolwich bank branch on numerous occasions and was informed it wasn't a problem and they would lend. My North Woolwich conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.

The must comply with the Council of Mortgage Lenders’ Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local North Woolwich solicitor - who is on the conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

will need an independent valuation of the property. Your lawyer will not arrange this. Usually will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your North Woolwich postcode. As you are getting a mortgage with , you could contact them to see if they have a list of approved surveyors in North Woolwich.

Is it necessary to take out insurance to address the risk of chancel repairs when buying a property in North Woolwich?

Unless a prior acquisition of the house completed after 12 October 2013 you could expect conveyancing practitioners carrying out conveyancing in North Woolwich to continue to propose a a chancel search and or chancel repair liability policy.

I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. North Woolwich is where the house is located. What do you suggest?

Flying freeholds in North Woolwich are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in North Woolwich you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in North Woolwich may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

North Woolwich Leasehold Conveyancing - A selection of Questions you should ask before buying

Does the lease have onerous restrictions? You should want to discover as much as possible regarding the company managing the building as they will impact your use and enjoyment of the property. As the proprietor of a leasehold property you are often at the mercy of the managing agents both financially and when it comes to every day matters like the cleanliness of the communal areas. Enquire of other tenants if they are happy with their service. In conclusion, be sure you discover the dates that you are obliged pay the maintenance charge to the relevant party and precisely what you get for your money. Is the freehold owned collectively by the tenants?