We were about to retain a conveyancing solicitor in Stoke Newington recommended by you but stumbled across some other estimates via the web look cheaper – how come?

There are many firms of conveyancing organisations advertising pretending to offer £99 conveyancing, unfortunately it’s common in such cases for extracosts end up with the closing invoice totally different to the one you expected. According to the Legal Ombudsman fees contained in terms of engagement should be equitable raised The law firms that we list for conveyancing in Stoke Newington genuinely set out all charges for the property you plan tobuy.

My wife and I intend to remortgage our penthouse in Stoke Newington with UBS. We have a son 19 who lives at home. Our solicitor has asked us to disclose any adults other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the flat is repossessed. I have two concerns (1) Is this form unique to the UBS conveyancing panel as he did not need to sign this form when we purchased 3 years ago (2) Does our son by signing this giving up his entitlement to inherit the property?

On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to UBS. This is solely used to protect UBS if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of UBS had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

I am looking to buy a house and need a conveyancing solicitor in Stoke Newington who is on the Santander approved. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Santander in certain locations such as Stoke Newington. We dont recommend any particular firm.

We're FTB’s - agreed a price, but the selling agent told us that the owners will only move forward if we appoint the agent's preferred lawyers as they need an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer accustomed to conveyancing in Stoke Newington

We suspect that the seller is unaware of this ultimatum. If they require ‘a quick sale', turning down a serious purchaser is going to damage their objectives. Bypass the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you are going to use your own,trusted Stoke Newington conveyancing solicitors - not the ones that will give their estate agent a introducer fee or meet his conveyancing targets set by senior management.

Harry (my fiance) and I may need to let out our Stoke Newington 1st floor flat temporarily due to taking a sabbatical. We instructed a Stoke Newington conveyancing practice in 2003 but they have closed and we did not think at the time seek any advice as to whether the lease permits subletting. How do we find out?

Notwithstanding that your previous Stoke Newington conveyancing lawyer is no longer available you can review your lease to see if you are permitted to let out the apartment. The rule is that if the deeds are non-specific, subletting is allowed. Quite often there is a prerequisite that you are obliged to seek permission from your landlord or some other party prior to subletting. This means you not allowed to sublet in the absence of first obtaining consent. Such consent is not allowed to be unreasonably refused ore delayed. If your lease prohibits you from subletting the property you should ask your landlord for their consent.

After years of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Stoke Newington. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

Where there is a missing freeholder or where 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 Leasehold Valuation Tribunal to arrive at the price.

An example of a Lease Extension matter before the tribunal for a Stoke Newington residence is Lower Flat 16A Beatty Road in September 2012. The premium payable was £13,577. The terms of the lease has been agreed between the Applicants and the First Respondent and the Tribunal did not seek to disturb that agreement. This case was in relation to 1 flat.