My lawyer has informed me that lack of planning permission insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Chadwell Heath?

The right level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between Yorkshire Building Society and Virgin Money. Conveyancing lawyers as opposed to members of the public take out such policies.

I have paid off my mortgage with Virgin Money. I assume I don't need a Chadwell Heath conveyancer on the Virgin Money panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
3. Virgin Money has instructed the Land Registry to do so

The Land Registry will send you a letter confirming that your Virgin Money mortgage has been paid off.

I am due to exchange contracts on my house. I had a double glazing fitted in September 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Coventry BS are being difficult. The Chadwell Heath solicitor who is on the Coventry BS conveyancing panel is saying indemnity insurance will be fine but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

What is different about your site and other online quote calculators for conveyancing in Chadwell Heath?

At this site obtain an accurate costs illustration from a Solicitor or Licensed Conveyancer that has a full understanding of the issues of your conveyancing in Chadwell Heath. As opposed to estate agents and brokerage sites we do not have kick-back deals with solicitors. Many agents and online brokers 'recommend' the firm that pays the most commission, rather than the best value conveyancing in Chadwell Heath

We're FTB’s - agreed a price, but the estate agent informed us that the owners will only go ahead if we instruct their recommended solicitors as they want a ‘quick sale’. We would rather use a family conveyancer who is accustomed to conveyancing in Chadwell Heath

It is improbable the owners are driving this. Should the seller desire ‘a quick sale', turning down a genuine purchaser is counter productive. Avoid the agents and go straight to the owners and explain that (a)you are serious buyers (b)you are excited to move forward, with finances in place © you are unencumbered (d) you wish to move quickly (e)however you will continue to instruct your preferred Chadwell Heath conveyancing lawyers - not the ones that will earn their estate agent a referral fee or hit his conveyancing figures pre-set by senior management.

All being well we will complete our sale of a £475,000 maisonette in Chadwell Heath in 10 days. The landlords agents has quoted £408 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Chadwell Heath?

For the majority of leasehold sales in Chadwell Heath conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Addressing pre-exchange questions Where consent is required before sale in Chadwell Heath Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Chadwell Heath leasehold property is £350. For Chadwell Heath conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply answers.

Having spent months of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Chadwell Heath. Can we issue an application to the Residential Property Tribunal Service?

You certainly can. We can put you in touch with a Chadwell Heath conveyancing firm who can help.

An example of a Lease Extension case for a Chadwell Heath property is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case affected 1 flat. The unexpired term was 61.36 years.

Having used your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?

Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the mortgage company conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the mortgage company solicitor panel.