Due to complete my purchase in East Ham next Friday. My now wants me to supply her with proof of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the lender. What does the insurance need to cover?

Any lawyer on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 requirements. These requirements are not specific to conveyancing in East Ham.

Me and my brother have a renovated Edwardian house in East Ham. Conveyancing practitioner represented me and . I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold under the matching property. Is it worth asking to clarify?

You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in East Ham and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with the conveyancing lawyer who conducted the purchase.

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

Most buyers of new build or newly converted property in East Ham approach us having been asked by the builder to sign contracts and commit to the purchase even before the residence is constructed. This is because house builders in East Ham usually purchase 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 conveyancing solicitors 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 Ham or who has acted in the same development.

I am 18 days into a residential purchase having been referred to solicitors by the selling agent to perform conveyancing in East Ham. I am am extremely frustrated with the quality of service. Could you you assist me in finding new lawyers?

A conveyancer would have to be very poor in order to consider diss instructing them. Has your mortgage offer been generated? In the event that it has you will need to inform them of the new contact details and have the loan are re-issued. The solicitor ideally should be on the mortgage company approved list to avoid escalating costs and frustration. That should be your first question of the new lawyers. Our search tool can assist you in finding a bank approved solicitor for your conveyancing in East Ham

I only have Sixty One years remaining on my lease in East Ham. I now wish to extend my lease but my landlord is absent. What are my options?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. You will be obliged to demonstrate that you have used your best endeavours to track down the lessor. In some cases a specialist may be helpful to carry out a search and prepare an expert document which can be used as proof that the landlord is indeed missing. It is wise to seek advice from a property lawyer both on proving the landlord’s disappearance and the vesting order request to the County Court covering East Ham.

I bought a split level flat in East Ham, conveyancing was carried out 3 years ago. Can you work out an approximate cost of a lease extension? Equivalent flats in East Ham with over 90 years remaining are worth £165,000. The ground rent is £45 invoiced every year. The lease terminates on 21st October 50

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

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.