My grandfather passed away six months ago and as sole heir and executor I was left the property in Havering-atte-Bower. The house had a small mortgage remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to TSB, pay off the mortgage. Is this possible?

Where you intend to re-mortgage then TSB will insist on your using a conveyancer on the TSB conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your TSB conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the TSB mortgage is registered as a charge at the Land Registry.

Should our conveyancer be making enquiries concerning flooding during the conveyancing in Havering-atte-Bower.

Flooding is a growing risk for conveyancers carrying out conveyancing in Havering-atte-Bower. There are those who purchase a house in Havering-atte-Bower, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Conveyancers are not qualified to give advice on flood risk, however there are a various searches that can be undertaken by the purchaser or on a buyer’s behalf which should give them a better appreciation of the risks in Havering-atte-Bower. The standard completed inquiry forms given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a usual inquiry of the owner to discover if the property has suffered from flooding. In the event that flooding has previously occurred which is not notified by the seller, then a buyer may commence a claim for damages resulting from an incorrect answer. A purchaser’s lawyers will also carry out an environmental report. This will disclose whether there is any known flood risk. If so, additional inquiries will need to be initiated.

I am looking for a flat up to £235,500 and identified one round the corner in Havering-atte-Bower I like with open areas and railway links nearby, the downside is that it only has 49 years unexpired on the lease. I can't really find anything else in Havering-atte-Bower for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you require a mortgage the shortness of the lease may be problematic. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.

Having spent years of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Havering-atte-Bower. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

You certainly can. We are happy to put you in touch with a Havering-atte-Bower conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Havering-atte-Bower premises is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case affected 1 flat. The unexpired term was 57.5 years.

Are there frequently found deficiencies that you see in leases for Havering-atte-Bower properties?

Leasehold conveyancing in Havering-atte-Bower is not unique. All leases are drafted differently and drafting errors can result in certain clauses are missing. For example, if your lease is missing any of the following, it could be defective:

A provision for the recovery of money spent for the benefit of another party.

You could have difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Halifax, The Mortgage Works, and Aldermore all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the purchaser to withdraw.

Our lender agreed in principle to grant us a mortgage. We have retained a high street conveyancer in Havering-atte-Bower yesterday. A couple of hours ago, our financial adviser contacted us saying that the lender said that we cannot use our solicitor as they aren't on their 'approved list'. As novices, we had no idea that the lender had a say Is this permitted?

You can actually choose any property lawyer you want to instruct for your conveyancing in Havering-atte-Bower however if your mortgage company aren't happy with them you will have to pay an extra fee so the mortgage company can retain their own solicitors as well to protect their interest. sometimes it is conceivable that your preferred conveyancing firm to get included on to the mortgage company panel. Do make the most of internet tools including lenderpanel.com to find a conveyancing solcitor in Havering-atte-Bower on the mortgage company panel. You can go into your high street mortgage company branch in Havering-atte-Bower. They can recommend conveyancing solicitors in Havering-atte-Bower on the panel for your lender.