Despite weeks of looking the Title Certificate and documents to my property are lost. The lawyers who dealt with the conveyancing in East Ham 4 years ago have long since closed. What are my options?

Assuming the title is registered the details of your proprietorship will be evidenced by HMLR with a Title Number. It is easy to carry out a search at the Land Registry, locate your house and get current copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will usually hold a file duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.

I am buying a new build apartment in East Ham. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in East Ham

Please confirm the Lease plans are architect prepared. 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. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

I'm converting the mortgage on my primary property to a buy to let mortgage with Santander and intend to use the remaining equity towards a second property. The location we are interested in is East Ham. Will your solicitors be able to act for both sets of lenders and link together the conveyances?

Do use our search tool on this site to be sure that the conveyancers are approved by both banks. Assuming that they are your solicitor should be able to simultaneously deal with the two transactions but you should talk with you lawyer and specify your expectations and requirements.

Is it best to appoint a East Ham conveyancing solicitor who is local to the property I am purchasing? We have a good friend who can carry out the legal formalities but his firm is located 200kilometers away.

The benefit of a high street East Ham conveyancing practice is that you can visit the firm to execute paperwork, present your ID and apply pressure on them if necessary. Having local East Ham know how is a plus. That being said it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and in the main were impressed that should trump using an unfamiliar East Ham conveyancing lawyer just because they are East Ham based.

Helen (my wife) and I may need to rent out our East Ham ground floor flat for a while due to a new job. We instructed a East Ham conveyancing practice in 2002 but they have since shut and we did not think at the time seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

Some leases for properties in East Ham do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I have had difficulty in seeking a lease extension in East Ham. Can this matter be resolved via the Leasehold Valuation Tribunal?

if there is a missing landlord or if there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the LVT to calculate the price.

An example of a Lease Extension case for a East Ham premises is 46 Credon Road in January 2014. On 11 September 2013 Deputy District Judge Price sitting at the Bow County Court made a vesting order that the freeholder surrender his lease and be granted a new lease of the Premises on such terms as may be determined by the First Tier Tribunal (Property Chamber).The appropriate sum as concluded by the Tribunal was £7225 This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 69.77 years.