I had intended to instruct a conveyancing solicitor in North Woolwich for our house move. Our financial adviser has since advised us that our bank TSB won't deal with them. Why is this not regarded as unfair competition?

Banks normally imposes restrictions either the category or the number of conveyancing solicitors on their member panel. Typical examples of such restriction(s) being that a law practice must not be a sole practitioner. As well as restricting the type of firm, a few lenders have decided to limit the number of firms they use to represent them. You should note that TSB have no responsibility for the quality of advice provided by any member of TSB Conveyancer Panel. Mortgage fraud was a key driver in the reduction of conveyancing panels since 2008 even though there are differing views concerning the extent of solicitor engagement in some of that fraud. Statistics from the Land Registry indicate that thousands of law firms, including some in or near North Woolwich only execute one or two conveyances a year.

I had a mortgage agreed in principle with UBS. North Woolwich conveyancing practitioners are selected. How long does it take for UBS to issue the offer to the property lawyer?

There is no definitive answer here. Have UBS conducted the valuation? Have you informed UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am currently in the process of buying my council flat in North Woolwich. I have a mortgage agreed with UBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with UBS, you will need to appoint a solicitor on the UBS conveyancing panel.

Aldermore have agreed my mortgage in principle, my offer on a property in North Woolwich has been accepted, now what?

Your property agent will wish to know who your solicitors are (ensure that the lawyers are on the lender’s approved list). Contact Aldermore or the financial adviser and finish off any appropriate documentation. Aldermore will sellect a valuer who will get in contact with the selling agent or owners to schedule an appointment. Once carried out (assuming no problems) it takes about ten days for the mortgage offer to be issued. Aldermore will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in North Woolwich.

My wife and I are intent on selling our home in North Woolwich and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used a national conveyancing outfit as opposed to a conveyancing solicitor in North Woolwich. We have lived in North Woolwich for three years we know of no issue. Should we contact our local Authority to obtain clarification need.

It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

The deeds to our property can not be found. The conveyancers who conducted the conveyancing in North Woolwich 10 years ago are no longer around. What do I do?

Nowadays there are duplicates made of almost everything, and your lawyer will know exactly where to find all the appropriate documentation so you can purchase or dispose of your house without any difficulty. Where copies are not available, your lawyer may be able to arrange cover in the form of insurance or indemnities protecting you against possible claims on the property.

I own a leasehold flat in North Woolwich. Conveyancing and The Mortgage Works mortgage organised. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1995. The conveyancing practitioner in North Woolwich who acted for me is not around. Any advice?

First make enquiries of HMLR to make sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. You do not need to incur the fees of a North Woolwich conveyancing firm to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I am the registered owner of a second floor flat in North Woolwich. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the premium payable for a lease extension?

Most certainly. We can put you in touch with a North Woolwich conveyancing firm who can help.

An example of a Lease Extension case for a North Woolwich premises is 46 Credon Road in January 2014. On 11 September 2013 Deputy District Judge Price sitting at the Bow County Court made a vesting order that the freeholder surrender his lease and be granted a new lease of the Premises on such terms as may be determined by the First Tier Tribunal (Property Chamber).The appropriate sum as concluded by the Tribunal was £7225 This case was in relation to 1 flat. The remaining number of years on the lease was 69.77 years.