My mortgage broker has asked me for my North Woolwich solicitor’s panel reference for the HSBC conveyancing panel. Can you suggest how I obtain this. I have called my local North Woolwich office but they cant find it on their system.

Have you tried calling your North Woolwich conveyancing practitioner about this?. Most North Woolwich conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.

Do the conveyancing practitioners that you recommend execute auction conveyancing in North Woolwich?

There are a few niche practitioners we can put you in touch with those specialising in auction conveyancing. North Woolwich is one of the many areas of in which our lawyers have a presence.

I am helping my step-mother sell her property in North Woolwich. Does the conveyancer commission an energy performance certificate or it is for the seller to coordinate?

Following the abolition of Home Information Packs, energy performance certificates became a mandatory component of selling a property. An energy assessment needs to be commissioned in advance of the property being advertised. This is not as aspect of the sale process that lawyers ordinarily arrange. If you are using a North Woolwich conveyancing practitioner they might help arrange EPC’s due to their contacts with long established North Woolwich energy assessors

My bid for a property was accepted at auction in North Woolwich. Conveyancing is required. What happens now?

Given that you are now to in every practical sense signed on the dotted line you now have to hire the services of a conveyancing practitioner soon as you are faced with a pending a fixed date to complete the conveyancing. All auction property should have a corresponding auction set of papers. This will include most,if not all of the documents that your solicitor will need. Where you are dealing with leasehold premises the legal pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You should give this to the conveyancer instructed by you as soon as possible. Do make sure that that you have the requisite funding in order to complete on the on the contractual date .

It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my North Woolwich bank branch on a couple of occasions and was advised it wasn't a problem and they would lend. My North Woolwich conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.

Your conveyancing practitioner has to comply with the Council of Mortgage Lenders’ Handbook Part 2 conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

Should commercial conveyancing searches reveal impending roadworks that may affect a commercial land in North Woolwich?

Its becoming the norm that commercial conveyancing solicitors in North Woolwich will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in North Woolwich. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in North Woolwich.

For each commercial conveyancing transaction in North Woolwich it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to North Woolwich commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in North Woolwich.

I've recently bought a leasehold property in North Woolwich. Do I have any liability for service charges relating to a period prior to completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

We have reached the end of our tether in trying to reach an agreement for a lease extension in North Woolwich. Can this matter be resolved via the Leasehold Valuation Tribunal?

You certainly can. We can put you in touch with a North Woolwich conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a North Woolwich flat 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 related to 1 flat. The remaining number of years on the lease was 69.77 years.