The conveyancer who helped my last purchase has quoted £1150 for no completion no fee conveyancing in Redbridge. I am looking to sell a Edwardian property for £125,000. Are the quoted fees excessive? Is it in excess of what I should be paying for conveyancing in Redbridge?

The estimate does seem a tad overpriced. If you shop around you may be able to get the conveyancing a bit cheaper by say a hundred pounds. That being said, you maycome to regret opting for an an untested conveyancer. Don't forget to check the solicitor can act for your mortgage company. You can use our comparison tool to locate a Redbridge conveyancing firm on the banks approved list of lawyers which can often include conveyancing solicitors in Redbridge.

Why do I have to pay up front when it comes to conveyancing in Redbridge?

If you are buying a property in Redbridge your lawyer will request that you put them with funds to cover the search fees. This will be the total of the cost of the conveyancing searches. When the deposit is payable against the purchase price then this will be asked for immediately in advance of exchange of contracts. Any further balance that is needed will be payable shortly before completion.

Last month we had a mortgage agreed in principle with Virgin Money. Redbridge conveyancing practitioners were instructed. What is the average time that one could expect to receive a mortgage offer from Virgin Money?

There is no definitive answer here. Have Virgin Money completed the survey? Have you advised Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am purchasing a property in Redbridge. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Kent Reliance be concerned?

As you are obtaining a mortgage with Kent Reliance your lawyer must comply with the formal instructions contained in Part two of UK Finance Lenders’ Handbook for Kent Reliance. The Council of Mortgage Lenders’ Handbook stipulates minimum specifications for solar panel roof-space leases, and solicitors are required to report to Kent Reliance where a lease fails to satisfy these specifications. The conditions relate to the installation of panels on properties countrywide and is not restricted to Redbridge.

I am due to exchange contracts on my house. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, RBS are being problematic. The Redbridge solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I have recentlyfound out that Wolstenholmes have been shut down. They carried out my conveyancing in Redbridge for a purchase of a leasehold flat 10 months ago. How can I establish that my home is in my name in the name of the former proprietor?

The easiest way to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Redbridge conveyancing specialists.

After years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Redbridge. Can we issue an application to the Residential Property Tribunal Service?

in cases where there is a absentee freeholder or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to decide the premium.

An example of a Freehold Enfranchisement decision for a Redbridge residence is 59 & 59a Clarendon Gardens in February 2014. The Tribunals valuation for the freehold was £30,073.00 The unexpired term as at the valuation date was 65 and 61.

Are there frequently found deficiencies that you see in leases for Redbridge properties?

There is nothing unique about leasehold conveyancing in Redbridge. All leases are individual and legal mistakes in the legal wording can sometimes mean that certain clauses are erroneous. For example, if your lease is missing any of the following, it could be defective:

Maintenance charge proportions which don’t add up to the correct percentage A duty to insure the building

You will encounter difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. National Westminster Bank, Virgin Money, and Godiva Mortgages Ltd all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to grant the mortgage, obliging the buyer to pull out.