I am helping my sister sell her property in Snaresbrook. Does the conveyancing solicitor commission an energy assessment or it is for the seller to coordinate?

After the abolition of HIPs, energy assessments became a mandatory part of moving property. An energy performance certificate should be commissioned in advance of the property being marketed. It is not as aspect of the sale process that lawyers normally arrange. If you are instructing a Snaresbrook conveyancing practitioner they may help arrange energy performance certificates given their relationships with long established Snaresbrook energy assessors

I recently had an offer agreed on a house in Snaresbrook. My mortgage broker suggested a solicitor. I paid an upfront payment of £200. A couple of days later, the lawyer contacted me sheepishly admitting that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Bank of Ireland have agreed my mortgage in principle, my offer on a apartment in Snaresbrook has been agreed to, what happens next?

Your estate agent will want to know who your solicitors are (make sure the property lawyers are on the lender’s panel). Call up Bank of Ireland or your broker and complete any relevant forms. Bank of Ireland will appoint a valuer who will get in touch with the estate agent or owners to book an appointment. Once conducted (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Bank of Ireland will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Snaresbrook.

We are buying a property and the conveyancer has identified Chancel Repair for which the house may be obligated to contribute to given it’s proximity to the area of such a church. He has suggested insurance. Is this strictly required for conveyancing in Snaresbrook

Unless a prior acquisition of the property took place after 12 October 2013 you may expect solicitors conducting conveyancing in Snaresbrook to remain encouraging a chancel search and or insurance against a claim.

I have been on the look out for a flat up to £195,000 and identified one close by in Snaresbrook I like with open areas and station in the vicinity, however it's only got 49 years on the lease. I can't really find anything else in Snaresbrook suitable, so just wondered if I would be making a mistake purchasing a short lease?

If you need a mortgage that many years will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.

How simple is it to use your search app to get a costs illustration from a conveyancing practitioner in Snaresbrook on the approved list for my lender?

Step one is to pick a mortgage company such as HSBC Bank, Coventry Building Society or Aldermore then specify your preferred area a common one being Snaresbrook. Conveyancing practices in Snaresbrook and across England and Wales should be listed.

Having spent months of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Snaresbrook. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

Most certainly. We are happy to put you in touch with a Snaresbrook conveyancing firm who can help.

An example of a Freehold Enfranchisement case for a Snaresbrook flat is 36 New Wanstead in August 2010. The Tribunal arrived at a valuation of the premium for the freehold of £22,359. This case affected 2 flats. The unexpired term as at the valuation date was 73.92 years.

When it comes to leasehold conveyancing in Snaresbrook what are the most frequent lease problems?

Leasehold conveyancing in Snaresbrook is not unique. All leases are unique and drafting errors can result in certain sections are not included. The following missing provisions could result in a defective lease:

A provision for the recovery of money spent for the benefit of another party. Repairing obligations to or maintain elements of the premises

You could have difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Birmingham Midshires, 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 defective they may refuse to grant the mortgage, obliging the buyer to withdraw.