I have just been advised by my IFA that my Havering lawyer is not on the mortgage company Conveyancing panel. How can I be sure if this is correct?

Your first step should be to contact your Havering lawyer directly. It is reasonable to expect your lawyer to advise you what has happened. Where they are not on the panel they may recommend you to a Havering conveyancing firm that is on the conveyancing panel for your mortgage company.

I purchased a freehold house in Havering yet charged rent, why is this and what is this?

It is rare for properties in Havering and has limited impact for conveyancing in Havering but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.

Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.

We had chosen conveyancing lawyers based in Havering on the TSB solicitor panel. They have just invoiced me a supplemental amount for dealing with the TSB mortgage. Is this a supplemental conveyancing fee set by TSB?

As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your property lawyer may levy a fee for this. This charge is not dictated by TSB but by your Havering solicitor. Some firms on the TSB panel will quote ’dealing with mortgage’ fee but many firms include it on their overall fee.

I am selling my flat. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Coventry BS are being pedantic. The Havering solicitor who is on the Coventry BS conveyancing panel is recommending indemnity insurance as a solution but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Havering solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Havering surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

How does conveyancing in Havering differ for newly converted properties?

Most buyers of new build or newly converted property in Havering contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is ready to move into. This is because developers in Havering typically purchase 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 used to new build conveyancing in Havering or who has acted in the same development.

I am a fortnight into a residential purchase having been referred to a firm by the selling agent to do our conveyancing in Havering. We are not happy. Could you you assist me in finding new lawyers?

A conveyancer would have to be really poor in order to consider diss instructing them. Has the loan offer been issued? In the event that it has you need to advise them of the replacement conveyancer and have the offer are issued to the new lawyers. The conveyancer needs to be on the banks panel to avoid escalating fees and frustration. So that should be your first question of the new solicitors. Our search tool should assist you in finding a bank approved conveyancer for your conveyancing in Havering