The loan agreement from Santander for the refinancing of my 3 bedroom garden flat is coming imminently. Are you able to put forward a low cost conveyancing solicitor in Romford?

You have arrived at the wrong site to search for the cheapest conveyancing in Romford. Our aim is to provide excellent value conveyancing but we do not work with the cheapest lawyers. Do not be fooled by organisations enticing you with ninety nine pound conveyancing in Romford. In your best case scenario, in choosing a lawyer for cheap conveyancing, you will receive what you pay for and at worst it will result in you being stung for extras and still not get the service expected.

I am hoping to complete my purchase in Romford next Monday. My conveyancer now wants me to supply her with proof of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the mortgage company. What risks does the bank expect the insurance to cover?

Any lawyer on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook requirements. These requirements are not specific to conveyancing in Romford.

Me and my brother have a renovated Edwardian property in Romford. Conveyancing solicitor acted for me and National Westminster Bank. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?

You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Romford and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with your conveyancing practitioner who conducted the purchase.

What advice can you give us when it comes to choosing a Romford conveyancing practice to carry out our lease extension conveyancing?

When appointing a property lawyer for your lease extension (regardless if they are a Romford conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with two or three firms including non Romford conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be helpful:

If the firm is not ALEP accredited then what is the reason?

I have tried to negotiate informally with with my landlord for a lease extension without success. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Romford conveyancing firm to help?

Where there is a absentee freeholder or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to arrive at the sum to be paid.

An example of a Lease Extension case for a Romford property is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 57.5 years.

How and when do I cover the costs of the Stamp Duty Land Tax payable for my purchase in Romford?

The lawyer will fill out a Land Transaction Return Form on your behalf as part of your Romford purchase transaction for signature. On completion your conveyancer will submit the STL application to the Tax Authorities and - assuming they have the money - pay any land tax liability on your behalf.