I had intended to instruct a property lawyer in Custom House for our house move. Our broker has since notified us that our mortgage lenders won't deal with them. Surely this is unduly restrictive?

A mortgage company will require a panel solicitor act for it. Borrowers are liable to bear the cost of this. Try using our search facility to select a solicitor to carry conveyancing in Custom House on the approved list of solicitors.

Forgive me if this question is silly but I am new to the process as a 1st time buyer of a ground floor flat in Custom House. Do I collect the keys to the house on completion from my solicitor? If this is the case, I will find a High Street conveyancing solicitor in Custom House?

There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the vendor’s lawyers, and once they have received this, you should be called to receive the keys from the selling Agents and start moving into the property. This tends to happen between 1 and 3pm.

We previously appointed conveyancing lawyers with offices in Custom House on the solicitor approved list. They have just invoiced me a supplemental amount for dealing with the mortgage. Is this an additional conveyancing fee set by ?

Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your can charge a fee for this. The charge is not set by but by your Custom House . Some firms on the panel will levy an ‘acting for lender’ fee and others do not.

After shopping around on the internet I have found a Custom House having checked that they are on the conveyancing panel. Does my lawyer arrange the survey of the property?

will need an independent valuation of the property. Your lawyer will not arrange this. Usually will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Custom House postcode. As you are getting a mortgage with , you could contact them to see if they have a list of approved surveyors in Custom House.

Just had an offer accepted on a new build apartment in Custom House. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Custom House

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

My husband and I are one month into a leasehold purchase having been recommend to solicitors by the estate agent to carry out the conveyancing in Custom House. I am am very disappointed with the quality of service. Can you help me find new conveyancers?

They would have to be very poor to suggest replacing them. Has your loan offer been sent? If so you need to make them aware of the new solicitor and have the loan are re-sent. Your new conveyancer needs to be on the banks approved list to avoid supplemental charges and delays. So that should be your starting point. The search tool should help you find a bank approved solicitor for your conveyancing in Custom House

My wife and I may need to rent out our Custom House garden flat for a while due to a career opportunity. We instructed a Custom House conveyancing firm in 2004 but they have closed and we did not have the foresight to get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

Notwithstanding that your last Custom House conveyancing lawyer is no longer around you can check your lease to check if you are permitted to let out the property. The rule is that if the lease is silent, subletting is allowed. Quite often there is a prerequisite that you need to seek consent via your landlord or other appropriate person prior to subletting. This means you not allowed to sublet in the absence of prior consent. Such consent must not not be unreasonably withheld. If your lease does not allow you to sublet you should ask your landlord for their consent.

I am the registered owner of a leasehold flat in Custom House, conveyancing formalities finalised 1995. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Custom House with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ceases on 21st October 50

With just 50 years remaining on your lease the likely cost is going to span between £36,100 and £41,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered 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.