We are purchasing a flat and need a conveyancing solicitor in Victoria Park who is on the Aldermore approved panel. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Aldermore . We don't recommend any particular firms conducting conveyancing in Victoria Park.

Me and my partner are buying a property in Victoria Park. It might be a silly question but how we can trust a conveyancer? On completion day we have to send money into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am assisting my sister sell her house in Victoria Park. Will the solicitor order an energy assessment or it is for the owner to coordinate?

Following the abolition of HIPs, energy assessments became a mandatory component of moving property. An EPC must be commissioned in advance of the property being placed on the market. This is not something that conveyancers normally arrange. If you are using a Victoria Park conveyancing practitioner they might be able to arrange energy assessments due to their contacts with reputable Victoria Park accredited person

I am due to exchange contracts on my apartment. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Aldermore are being pedantic. The Victoria Park solicitor who is on the Aldermore conveyancing panel is saying indemnity insurance will be fine but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?

It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore 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 recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Victoria Park is the location of the property. Can you shed any light on this issue?

Flying freeholds in Victoria Park are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Victoria Park you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Victoria Park may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I am a fortnight into a freehold purchase having been recommend to solicitors by the high street agent to execute conveyancing in Victoria Park. I am am starting to be disappointed with the level of service. Could you you assist me in finding new lawyers?

A conveyancer would need to be really bad to suggest changing them. Has your mortgage offer been sent? In the event that it has you must make them aware of the new contact details and have the mortgage documents are re-sent. The solicitor ideally needs to be on the lenders panel to avoid added expenses and delays. That should be your starting point. The search tool can help you find a bank approved solicitor for your conveyancing in Victoria Park

If all goes to plan we aim to complete the sale of our £300,000 apartment in Victoria Park next Friday. The landlords agents has quoted £312 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Victoria Park?

Victoria Park conveyancing on leasehold flats usually requires the buyer’s conveyancer submitting enquiries for the landlord to address. Although the landlord is not legally bound to respond to these enquiries most will be content to assist. They are entitled to levy a reasonable charge for responding to questions or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is £350, in some transactions it is above £800. The management information fee levied by the landlord must be accompanied by a synopsis of rights and obligations in relation to administration charges, otherwise the invoice is technically not due. Reality however dictates that you have no option but to pay whatever is demanded should you wish to exchange contracts with the buyer.

I acquired a 1 bedroom flat in Victoria Park, conveyancing was carried out July 2011. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Victoria Park with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 yearly. The lease ceases on 21st October 2092

You have 67 years remaining on your lease we estimate the price of your lease extension to be between £10,500 and £12,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.