Please explain the implications if my lawyer’s firm is removed from the Coventry BS Conveyancing panel ahead of completing my conveyancing in Isle of Dogs?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

There are numerous conveyancing solicitors in Isle of Dogs but how do I know who's good?

It would be unwise to be swayed by the cheapest Isle of Dogs conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

I am helping my sister sell her house in Isle of Dogs. Will the conveyancer commission an energy performance certificate or it is for the owner to see to?

After the abolition of HIPs, EPC’s was retained a mandatory part of moving house. An energy performance certificate must be to hand prior to the property being advertised. This is not as aspect of the sale process that conveyancers normally organise. Where you are using a Isle of Dogs conveyancing solicitor they may help arrange EPC’s given their contacts with reputable local energy assessors

How can we tell if a Isle of Dogs conveyancing solicitor on the Barclays panel is any good?

When it comes to conveyancing in Isle of Dogs getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor carrying out your conveyancing.

Due to the guidance of my in-laws I had a survey completed on a property in Isle of Dogs before appointing conveyancers. I have been informed that there is a flying freehold element to the property. The surveyor advised that some mortgage companies tend refuse to issue a loan on this type of home.

It depends who your proposed lender is. Lloyds has different instructions from Halifax. If you contact us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Isle of Dogs. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Isle of Dogs to see if the conveyancing costs will increase in light of this.

I am a negotiator for a reputable estate agency in Isle of Dogs where we have experienced a number of flat sales derailed due to leases having less than 80 years remaining. I have been given conflicting advice from local Isle of Dogs conveyancing firms. Could you confirm whether the owner of a flat can start the lease extension process 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 buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.

An alternative approach is 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.

After years of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Isle of Dogs. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

Where there is a missing landlord or if there is dispute 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 judgment on the price.

An example of a Freehold Enfranchisement decision for a Isle of Dogs flat is 12, 14 & 16 Hull Close in May 2010. the Tribunal determined that the premium payable for the acquisition of the freehold to the subject premises was the sum of £18,300 This case affected 3 flats. The number of years remaining on the existing lease(s) was 101.61 years.

Are all Isle of Dogs legal practices on every lender conveyancing panel?

You can use our search tool or you can go into your local bank branch in Isle of Dogs. the probability is that they can recommend conveyancing solicitors in Isle of Dogs