My IFA has asked me for my East London lawyer’ panel reference for the Santander conveyancing panel. What is the best way to find this out. I have called my local East London branch but they cant find it on their system.

The sensible thing to do is ask for this information from your East London . Most East London law firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.

I am need of leasehold conveyancing for an apartment in a fairly new development (five years old) in East London. Almost all the properties are already sold. Do I need carry out the conveyancing searches for my conveyancing in East London?

You are opening yourself up to an unnecessary risk in refusing to carrying out East London conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would strongly advise in the strongest possible terms that your solicitor conducts them. If accelerating the process and price are primary concerns you should discuss with your conveyancer about the options such as contingency insurance available to you

I have been told by my solicitor that absentee landlord insurance is required on my purchase. What is the level of cover for East London conveyancing?

The appropriate level of absentee landlord indemnity insurance depends on who your lender is. It would differ for example between and . Conveyancing lawyers as opposed to borrowers take out such insurances.

Are all East London Conveyancing Quality Solicitors on the conveyancing list of approved practices?

Some major lenders now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.

When it comes to mortgage companies such as , do East London face a yearly amount to be on the conveyancing panel?

We are not aware of any lender fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

My partner and I may need to rent out our East London 1st floor flat temporarily due to a new job. We used a East London conveyancing firm in 2002 but they have since shut and we did not think at the time seek any advice as to whether the lease allows us to sublet. How do we find out?

Notwithstanding that your previous East London conveyancing solicitor is not available you can check your lease to check if you are permitted to let out the property. The accepted inference is that if the deeds are silent, subletting is permitted. There may be a precondition that you must seek permission from your landlord or other appropriate person before subletting. This means that you cannot sublet in the absence of first obtaining permission. The consent must not not be unreasonably turned down. If your lease prohibits you from letting out the property you will need to ask your landlord if they are willing to waive this restriction.

I bought a leasehold flat in East London, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in East London with a long lease are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease finishes on 21st October 50

With only 50 years remaining on your lease the likely cost is going to span between £36,100 and £41,800 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.

I have chosen a East London conveyancing solicitor for our house purchase (novice purchasers) and have picked up in the terms and conditions that they are not regulated by the FCA. Should I be worried or is that standard with ?

We can't see why they should be. Most don't lend money. They should be regulated by the SRA, who set specific stipulations in place on funds sitting on client account.