we are a couple who wish to acquire a newbuild flat in Coney Hall with a homeloan from Aldermore.We have a Coney Hall conveyancing practitioner but Aldermore informed us his firm is not listed on their "panel". we are left little option but to use a Aldermore panel lawyer or keep our local solicitor and pay for a Aldermore panel lawyer to represent them. This seems very unfair; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its various provisions, a common one being that conveyancers must be on the Aldermore approved list. Until recently, most mortgage companies had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Aldermore

2 months have elapsed since my purchase conveyancing in Coney Hall took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How does conveyancing in Coney Hall differ for new build properties?

Most buyers of new build premises in Coney Hall contact us having been asked by the developer to sign contracts and commit to the purchase even before the premises is built. This is because builders in Coney Hall tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Coney Hall or who has acted in the same development.

I opted to have a survey carried out on a property in Coney Hall ahead of appointing lawyers. I have been advised that there is a flying freehold element to the property. The surveyor has said that some lenders may not issue a mortgage on this type of property.

It depends who your proposed lender is. HSBC has different requirements for example to Birmingham Midshires. Should you wish to call us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Coney Hall. Conveyancing may be slightly more expensive based on your lender's requirements.

I have given up trying to purchase the freehold in Coney Hall. Can this matter be resolved via the Leasehold Valuation Tribunal?

Most certainly. We can put you in touch with a Coney Hall conveyancing firm who can help.

An example of a Lease Extension decision for a Coney Hall property is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case was in relation to 1 flat. The unexpired term was 50.57 years.

In relation to leasehold conveyancing in Coney Hall what are the most frequent lease problems?

Leasehold conveyancing in Coney Hall is not unique. Most leases are individual and drafting errors can sometimes mean that certain sections are missing. The following missing provisions could result in a defective lease:

Repairing obligations to or maintain elements of the premises Insurance obligations

A defective lease will likely cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Accord Mortgages Ltd, Barnsley Building Society, and Alliance & Leicester all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to grant the mortgage, forcing the purchaser to withdraw.