I am purchasing a property without a mortgage in Snaresbrook. I have resided for the last dozen years in Snaresbrook. Conveyancing searches are a lot of money. Given that I have knowledge of the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?

If you not getting a mortgage, then almost all of the Snaresbrook conveyancing searches are non-obligatory. Your solicitor will try and steer you, perhaps strongly, that you should have searches done, but she is duty bound to do this. One thing to bear in mind; if you are going to sell the house one day, it will likely be be of relevance to your future purchaser what the searches determine. On occasion premises with no practical issues can still reveal adverse search results. A competent conveyancing solicitor in Snaresbrook should be able to give you some helpful guidance in this regard.

We're in Snaresbrook, First time buyers buying with a mortgage (lender is , and our lawyer is on the conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I moved into my flat on 9 July and the transaction details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Snaresbrook said it would be dealt with in a couple of weeks. Are properties in Snaresbrook uniquely lengthy to register?

As far as conveyancing in Snaresbrook registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timescales can differ depending on who lodges the application, whether there are errors and if the Land registry communicate with any interested persons or bodies. Currently roughly three quarters of submission are fully dealt with in less than three weeks but some can be subject to protracted delays. Registration is effected once the new owner is living at the property therefore 'speed' is not usually top priority but where there is a degree of urgency associated with the registration then you or your lawyers must speak with the land registry and explain the circumstances.

I am buying my first flat in Snaresbrook with the aid of help to buy. The builders would not budge the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not to tell my solicitor about this extras as it will adversely affect my loan with . Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.

I own a leasehold flat in Snaresbrook, conveyancing formalities finalised 3 years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Snaresbrook with a long lease are worth £165,000. The average or mid-range amount of ground rent is £45 per annum. The lease runs out on 21st October 50

You have 50 years unexpired we estimate the premium for your lease extension to span between £36,100 and £41,800 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.