Am I correct in assuming that the fact that my solicitor in Blackwall is not listed on my mortgage company's solicitor panel that there is a problem with the standard of her conveyancing?

It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Blackwall conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

My wife and I have recently appointed a conveyancing solicitor in Blackwall. I I would like to check if they are accepted on the The Mortgage Works approved list of lawyers. Could you or the lender confirm if they are on the panel?

You should e-mail the lawyer and ask them whether they are on the lender panel. Otherwise please get in touch with The Mortgage Works who may be able to assist.

I have todaybecome aware that Arc property Solicitors have closed. They carried out my conveyancing in Blackwall for a purchase of a freehold house 10 months ago. How can I be sure that the property is registered correctly in the name of the former proprietor?

The quickest way to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Blackwall conveyancing specialists.

I'm remortgaging my primary home to a buy to let mortgage with Barclays Direct and I will use the ballance of the raised equity as a down payment on another property. The area we are looking at is Blackwall. Will your lawyers be able to act for both sets of lenders and tie in the two deals?

Make use of our search tool on this site to be sure that the conveyancers are approved by both lenders. Having checked that they are your solicitor will be able to simultaneously deal with the two conveyancing matters but you should talk with you conveyancer and make clear your desired outcome and requirements.

I am a negotiator for a long established estate agency in Blackwall where we have witnessed a number of leasehold sales derailed due to short leases. I have received conflicting advice from local Blackwall conveyancing firms. Please can you clarify whether the seller of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to wait 2 years for a lease extension. 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 sale.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord 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 buyer.

After years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Blackwall. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

Absolutely. We are happy to put you in touch with a Blackwall conveyancing firm who can help.

An example of a Freehold Enfranchisement matter before the tribunal for a Blackwall premises 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 unexpired term as at the valuation date was 101.61 years.