We instructed a local lawyer for our conveyancing in Wapping yesterday. Upon checking the Terms I notewe are on the hook for fees even where the transaction does not complete. Should I go with them or use an internet lawyer advertising no move no charge conveyancing in Wapping?

It is usually a trade off in that if "No Sale No Fee" is advertised then the fee levels will generally be higher to cover the conveyances that do not go ahead. Do bear in mind that such arrangements tend not to cover expenses by way of example Wapping conveyancing search expenses.

My wife and I have a terraced Georgian property in Wapping. Conveyancing solicitor represented me and Norwich and Peterborough Building Society. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?

You should read the Freehold register you have again and check the Charges Register as there may be 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 Wapping and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with the conveyancing lawyer who conducted the conveyancing.

I decided to have a survey done on a property in Wapping before retaining conveyancers. I have been informed that there is a flying freehold overhang to the house. The surveyor advised that some mortgage companies tend not give a mortgage on this type of property.

It varies from the lender to lender. HSBC has different instructions from Birmingham Midshires. If you call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Wapping. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Wapping to see if the conveyancing will be more expensive.

My uncle has encouraged me to instruct his conveyancing solicitors in Wapping. Should I find my own solicitor?

There are no two ways about it the best way to select a conveyancing solicitor is to have guidance from friends or relatives who have actually experience in using the conveyancer that you are are thinking of instructing.

Can you provide any advice for leasehold conveyancing in Wapping from the point of view of expediting the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Wapping can be reduced if you appoint lawyers the minute you market your property and ask them to collate the leasehold information which will be required by the purchasers’ representatives.
In the event that you altered the property did you need the Landlord’s consent? In particular have you installed wooden flooring? Most leases in Wapping state that internal structural changes or laying down wooden flooring necessitate a licence issued by the Landlord acquiescing to such alterations. Should you dont have the paperwork in place you should not communicate with the landlord without contacting your solicitor before hand. If you have had any disputes with your landlord or managing agents it is essential that these are settled prior to the flat being marketed. The buyers and their solicitors will be nervous about purchasing a property where there is a current dispute. You will have to accept that you will have to pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is better to present the dispute as historic rather than unresolved. Some Wapping leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers put in hand bank and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers.

I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a Wapping conveyancing firm to assist?

in cases where there is a absentee freeholder or if there is dispute 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 make a decision on the sum to be paid.

An example of a Freehold Enfranchisement case for a Wapping flat is 1-41 Royal Tower Lodge 40 Cartwright Street in April 2013. the tribunal adding the agreed value of capitalised ground rents and the reversion the price to be paid for the freehold was £1,187,000 This case related to 41 flats. The unexpired lease term was 107 years.