My mortgage broker requires my Chingford law firm’s panel member for the Lloyds conveyancing panel. What is the best way to find this out. I have contacted my local Chingford office but they cant find it on their system.

The sensible thing to do is ask for this information from your Chingford property lawyer . They maintain a central record lender panel numbers.

When it comes to mortgage companies such as Skipton, do Chingford conveyancers have to pay an annual charge to be on the conveyancing panel?

We are unaware of any mortgage company fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

We had instructed conveyancing lawyers based in Chingford on the Lloyds solicitor approved list. They have just billed me a supplemental amount for dealing with the Lloyds mortgage. Is this a supplemental conveyancing fee set by Lloyds?

Provided it is contained in their Terms of Engagement or estimate then yes your property lawyer may charge a fee for this. This fee is not set by Lloyds but by your Chingford lawyer. Plenty of firms on the Lloyds panel will quote ’dealing with mortgage’ fee but plenty of practices include it on their overall fee.

We expect to receive a AIP from Principality this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Principality recommend any Chingford solicitors on the Principality conveyancing panel, or is it better to go independently?

You will need to appoint Chingford solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.

I used Wolstenholmes a few years ago for my conveyancing in Chingford. I now require my papers however the law firm has closed. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Chingford of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Just had an offer accepted on a new build flat in Chingford. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Chingford

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

I am hoping to sign contracts shortly on a basement flat in Chingford. Conveyancing solicitors have said that they report fully tomorrow. What should I be looking out for?

The report on title for your leasehold conveyancing in Chingford should include some of the following:

Whether the lease restricts you from renting out the flat, or working from home It needs to be made clear to you if the lease permits you to add or upgrade anything in the premises- you should know whether any restrictions relates to all alterations or limited to structural alteration, and whether licences for alterations is mandated necessary Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? The total ownership of the property. This will be the property itself but could also include a roof space or storage are if applicable. Changes to the property

Notwithstanding our best efforts, we have been unsuccessful in trying to purchase the freehold in Chingford. Can this matter be resolved via the Leasehold Valuation Tribunal?

Where there is a absentee landlord or where there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the LVT to calculate the price.

An example of a Freehold Enfranchisement decision for a Chingford property is 201 & 201a St. Barnabas Road in October 2013. The Tribunal decided that the price to be paid by the Applicants for the freehold interest is £20,071. This case related to 2 flats. The unexpired term was 69.26 years.