I have given 2 months notice to my existing landlord and must be out of my let out apartment in Clayhall by 8/4/2026. Conveyancing on my purchase is underway. How realistic is it to complete in 5 weeks as I wish to avoid having to move into temporary accommodation?

The normal practice is not to provide notice for your lease unless exchange of contracts has taken place. Assuming that you have not already done so, update to your conveyancer and urge them to they cajole the other lawyers, try to a target completion date that everyone will look towards

I currently have a mortgage with Leeds Building Society for my property in Clayhall. Conveyancing has been completed 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Leeds Building Society?

You must advise Leeds Building Society prior to renting your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Leeds Building Society directly. You need not do this via a Leeds Building Society conveyancing panel firm.

I am selling my house. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nationwide are being difficult. The Clayhall solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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.

I was told three weeks ago that my mortgage has been agreed to by Clydesdale. Is it usual for Clydesdale to only issue the offer once my solicitor in Clayhall is approved on their conveyancing panel? Clydesdale have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Clydesdale to deal with your lawyer's application to be on the Clydesdale conveyancing panel. There's no guarantee that your solicitor will be accepted.

My uncle has urged me to instruct his conveyancing solicitors in Clayhall. Should I choose my own solicitor?

There are no two ways about it the best way to choose a conveyancing practitioner is to have referrals from friends or relatives who have actually used the conveyancer that you are are thinking of instructing.

Can you provide any top tips for leasehold conveyancing in Clayhall from the point of view of expediting the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Clayhall can be reduced where you get in touch lawyers as soon as you market your property and ask them to collate the leasehold documentation needed by the buyers’ representatives.
If you have the benefit of shareholding in the Management Company, you should ensure that you hold the original share certificate. Obtaining a duplicate share certificate can be a lengthy formality and slows down many a Clayhall conveyancing transaction. If a duplicate share is necessary, do contact the company officers or managing agents (where applicable) for this sooner rather than later. If there is a history of any disputes with your freeholder or managing agents it is essential that these are resolved before the property is marketed. The purchasers and their solicitors will be warry about purchasing a property where a dispute is ongoing. You may need to swallow your pride and discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is better to present the dispute as historic as opposed to unsettled. You may think that you are aware of the number of years remaining on your lease but it would be wise to double-check by asking your solicitors. A purchaser's conveyancer will not be happy to advise their client to where the remaining number of years is less than 80 years. It is therefore essential at an early stage that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale.

I have attempted and failed to negotiate with my landlord to extend my lease without success. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a Clayhall conveyancing firm to assist?

You certainly can. We are happy to put you in touch with a Clayhall conveyancing firm who can help.

An example of a Freehold Enfranchisement matter before the tribunal for a Clayhall property is 59 & 59a Clarendon Gardens in February 2014. The Tribunals valuation for the freehold was £30,073.00 The unexpired lease term was 65 and 61.

If instructed can a conveyancer remove a name from the title of my home in Clayhall ?

Extracting or adding someone to the title of your house is relatively straightforward. You’ll need to appoint a conveyancing practitioner to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a property lawyer