Can you help - my lawyer advises that missing deeds insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Plaistow?
The appropriate level of missing deeds indemnity insurance depends on who your lender is. It would differ for example between HSBC Bank and The Mortgage Works. Conveyancing solicitors as opposed to members of the public take out such policies.
Is it the case that all Plaistow CQS (Conveyancing Quality Scheme) solicitors are on the Lloyds conveyancing panel?
Some major lenders now utilise CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.
I had an offer accepted on an apartment in Plaistow on 18/9/2025, valuation was booked 2 days after, all came back fine. Property lawyer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Coventry BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Coventry BS conveyancing panel. Are Coventry BS entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
A relative suggested that if I am buying in Plaistow I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally quoted for as part of the standard Plaistow conveyancing searches. It is a large document of more than thirty pages, listing and setting out significant information about Plaistow around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Plaistow Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful data about Plaistow.
I used Arc property Solicitors a few years past for my conveyancing in Plaistow. I now require my file but the law firm has closed. What do I do?
Do call 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 Plaistow 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.
I am looking for a flat up to £235,500 and identified one close by in Plaistow I like with open areas and station in the vicinity, however it only has 51 years on the lease. I can't really find anything else in Plaistow suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
If you need a home loan the shortness of the lease will likely be a potential deal breaker. Discount the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you could request that they start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this.
My husband and I are a couple of weeks into a freehold purchase having been directed to a firm by the high street agent to handle our conveyancing in Plaistow. I am am starting to be frustrated with the level of service. Could you you assist me in finding new lawyers?
They would have to be really poor in order to consider replacing them. Has your mortgage offer been issued? In the event that it has you need to make them aware of the new contact details and have the offer are re-issued. The solicitor ideally should be on the lenders approved list to avoid added costs and complications. So that should be your starting point. The find a solicitor tool can help you find a bank approved solicitor for your home move in Plaistow