My East Bedfont lawyer has spotted a discrepancy when comparing the assumptions in the valuation report and what is in the legal papers for the property. My lawyer has advised that he needs to ensure that the bank is OK with this discrepancy and is still content to lend. Is my lawyer’s stance right?

Your must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

Is it necessary to pay for insurance to protect me from financial exposure to chancel repairs when acquiring a house in East Bedfont?

Unless a previous purchase of the property took place post 12 October 2013 you can assume that conveyancing practitioners carrying out conveyancing in East Bedfont to continue to suggest a chancel search and or insurance against a claim.

How does conveyancing in East Bedfont differ for new build properties?

Most buyers of new build or newly converted property in East Bedfont contact us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is completed. This is because new home sellers in East Bedfont typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in East Bedfont or who has acted in the same development.

I own a leasehold house in East Bedfont. Conveyancing and mortgage are in place. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1994. The conveyancing practitioner in East Bedfont who acted for me is not around. What should I do?

First make enquiries of the Land Registry to make sure that this person is indeed the registered owner of the freehold reversion. You do not need to instruct a East Bedfont conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I own a 2 bed flat in East Bedfont, conveyancing formalities finalised 3 years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in East Bedfont with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £45 yearly. The lease finishes on 21st October 50

With 50 years remaining on your lease the likely cost is going to range between £36,100 and £41,800 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.

What are my options where I am dissatisfied with the who undertook my conveyancing in East Bedfont?

Occasionally the level of service you receive is not as you expect, and unfortunately occasionally things do go wrong. That being said there is recourse if you were not happy with your conveyancing in East Bedfont. This varies from trying to resolve matters directly with them, through to reporting a to their governing body. If things still aren’t resolved you may consider enlisting the help of the Legal Ombudsman.