I am in the process of remortgaging my property in Cann Hall, does my lawyer have to be on the Coventry BS Conveyancing panel?

In theory, you could use a solicitor that is not on the Coventry BS conveyancing panel, but Coventry BS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

How can we know in advance if a Cann Hall conveyancing solicitor on the Nottingham panel is any good?

When it comes to conveyancing in Cann Hall seeking recommendations is a good starting point. 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 advise that you speak with the solicitor carrying out your conveyancing.

We expect to receive a AIP from TSB this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do TSB recommend any Cann Hall solicitors on the TSB conveyancing panel, or is it better to go independently?

You will need to appoint Cann Hall solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.

I have paid off my mortgage with Bank of Ireland. I assume I don't need a Cann Hall conveyancing practitioner on the Bank of Ireland panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Bank of Ireland has sent the Land Registry the discharge electronically, and
3. Bank of Ireland has instructed the Land Registry to do so

A relative suggested that where I am buying in Cann Hall I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is occasionally quoted for as part of the standard Cann Hall conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Cann Hall around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Cann Hall Education with plans and statistics, Local Amenities and other useful information concerning Cann Hall.

I am in need of some leasehold conveyancing in Cann Hall. Before I get started I want to be sure as to the unexpired term of the lease.

If the lease is registered - and 99.9% are in Cann Hall - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Cann Hall conveyancing firm to help?

You certainly can. We can put you in touch with a Cann Hall conveyancing firm who can help.

An example of a Freehold Enfranchisement matter before the tribunal for a Cann Hall flat is 36 New Wanstead in August 2010. The Tribunal arrived at a valuation of the premium for the freehold of £22,359. This case affected 2 flats. The unexpired term was 73.92 years.

I’m about to sell my ground floor flat in Cann Hall.Conveyancing has not commenced but I have just received a half-yearly maintenance charge demand – what should I do?

It best that you discharge the service charge as normal because all rents and maintenance payments should be apportionedon completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process