The mortgage agreement from Nationwide for the remortgage of my 3 room flat is to be issued by the end of next week. Could you recommend a low cost conveyancing practitioner in Plaistow?

You are on the wrong site if you are seeking the lowest fares for conveyancing solicitors in Plaistow. Our aim is to provide value for money conveyancing but our intention is not to work with the cheapest lawyers. Resist the temptation to appoint companies offering the bait of low cost conveyancing in Plaistow. At best, in choosing a lawyer for low cost conveyancing, you will earn what you pay for and at worst you will end up invoiced for extras and still not get the service expected.

I have given 8 weeks notice to my current landlord and must leave my rented apartment in Plaistow by the end of next month. Conveyancing on my purchase has just started. Is it possible to complete in 5 weeks as don't want to have to find temporary accommodation?

The normal practice is not to serve notice for your tenancy until you have exchanged. Assuming that you have not already done so, speak to your solicitor and request that they cajole the other lawyers, try to get a realistic time scale from them that all parties will work towards

Is it necessary during the course of the conveyancing process to pop into the offices of the solicitor to sign the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Plaistow so that I can attend their offices if required.

Nowadays conveyancing panel lawyers for banks carry out their work through the post, internet or over phone calls. This means that they can undertake the legal work for your home move no matter where you live in the country. Nevertheless you should see if you have the option of attending the offices of your conveyancing lawyer if you prefer.

I am assisting my mother sell her house in Plaistow. Does the conveyancer commission an energy performance certificate or do I organise this?

Following the abolition of Home Information Packs, energy assessments was kept a mandatory element of moving house. An energy performance certificate needs to be to hand before the property is advertised. It is not something that solicitors normally arrange. If you are using a Plaistow conveyancing solicitor they might be willing to arrange energy performance certificates given their relationships with long established Plaistow accredited person

We have agreed to purchase a house in Plaistow. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Lloyds be concerned?

Given that you are obtaining a mortgage with Lloyds your lawyer must check the conveyancing instructions set out in Section two of UK Finance Lenders’ Handbook for Lloyds. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and property lawyers are required to report to Lloyds where a lease does not comply with these requirements. The conditions relate to the installation of panels on properties nationwide and is not isolated to Plaistow.

After weeks of negotiation I have agreed a price on an apartment in Plaistow. My financial adviser suggested a solicitor. I paid an advanced payment of £175. Shortly after, the solicitor contacted me to say that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

After months of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Plaistow. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

in cases where there is a absentee freeholder or if there is disagreement 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 First-tier Tribunal (Property Chamber) to calculate the premium.

An example of a Freehold Enfranchisement case for a Plaistow property is Ravensbourne Lodge 4 Highland Road in February 2013. the Tribunal held that the amount payable for the freehold was £22,268

What are the common defects that you see in leases for Plaistow properties?

There is nothing unique about leasehold conveyancing in Plaistow. All leases are individual and drafting errors can sometimes mean that certain clauses are erroneous. For example, if your lease is missing any of the following, it could be defective:

Maintenance charge proportions which don’t add up to the correct percentage 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. Santander, The Royal Bank of Scotland, and Nottingham Building Society all have express requirements 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, obliging the buyer to pull out.