We are buying a 3 bedroom semi in Homerton. The intention is to convert the garage to an office at the house.Will legal work on the property involve enquiries to ascertain if these works are prohibited?

Your solicitor should check the deeds as conveyancing in Homerton can occasionally reveal restrictions in the title documents which restrict categories of changes or need the consent of a 3rd party. Some additions require local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these things with a surveyor ahead of any purchase.

Is there a list of TSB panel conveyancers in Homerton on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. Very few mortgage companies make their panel listings open the public over the internet. Where you are seeking to appoint a Homerton lawyer on the TSB please make the most of our tool.

After what feels like an age I have had an offer on a flat in Homerton agreed to, the vendors do however have an associated purchase. The vendors have offered on somewhere, but it’s not yet agreed to, and are looking at other properties in the pipeline. I have instructed a local conveyancing solicitor in Homerton. What should be my next step? At what point do I apply for the mortgage with Principality?

It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then valuation, Homerton conveyancing search costs, etc). First, you should ensure that your conveyancing practitioner is on the Principality conveyancing panel. As to the next steps this very much depends on the specifics of your transaction, attraction to the property and on the state of the market. In a rising market the majority of purchasers would apply for a home loan with Principality and pay for the valuation and only if it was satisfactory would they ask their lawyer to move forward with the conveyancing in Homerton.

I moved into my house on 12 November and the transaction details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Homerton expressed confidence that it would be recorded in less than a month. Are titles in Homerton uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in Homerton registration formalities. Rather than based on location, timeframes can differ according to the party submitting the application, whether there are errors and whether the Land registry communicate with any interested persons or bodies. At present roughly three quarters of submission are fully addressed within two weeks but some can be subject to longer hold-ups. Historically registration occurs after the purchaser is living at the premises so post completion formalities is not always top priority but where it is urgent that the the registration takes place urgently then you or your lawyers could contact the land registry and explain the circumstances.

I'm purchasing a new build house in Homerton with a mortgage from HSBC Bank. The builders would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The property agent told me not disclose to my conveyancer about the extras as it will put at risk my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what should have been a simple, no chain conveyancing. Homerton is where the house is located. Is there any advice you can impart?

Flying freeholds in Homerton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Homerton you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Homerton 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 residence.

I am a negotiator for a long established estate agency in Homerton where we see a number of flat sales jeopardised due to leases having less than 80 years remaining. I have received conflicting advice from local Homerton conveyancing solicitors. Please can you clarify whether the seller of a flat can instigate the lease extension formalities for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Having spent years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Homerton. Can we issue an application to the Residential Property Tribunal Service?

Most certainly. We are happy to put you in touch with a Homerton conveyancing firm who can help.

An example of a Freehold Enfranchisement matter before the tribunal for a Homerton residence is 104 Nightingale Road in May 2009. The Tribunal's Decision is that the premium torbe paid for the enfranchisement in this case is £112,174 This case was in relation to 10 flats. The remaining number of years on the lease was 71.25 years.