My partner and I are purchasing an apartment in Silvertown. My Conveyancer has never been on on the mortgage company solicitor list. Can I still continue with my Silvertown conveyancing solicitor even though they are not on the bank approved list?

You have a number of alternatives open to you here

• Proceed with your preferred Silvertown conveyancer but your mortgage company will no doubt instruct a conveyancer on their approved list. The net result is additional charges and probable frustration.
• Choose a fresh lawyer to conduct the conveyancing, obviously checking they are on the bank conveyancing panel.
• Convince your conveyancing practitioner to do everything possible to get accepted on the bank’s panel of solicitors

Should our conveyancer be raising questions concerning flooding as part of the conveyancing in Silvertown.

Flooding is a growing risk for solicitors specialising in conveyancing in Silvertown. Plenty of people will acquire a house in Silvertown, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Solicitors are not qualified to give advice on flood risk, however there are a various checks that may be undertaken by the buyer or by their lawyers which can figure out the risks in Silvertown. The conventional set of property information forms sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the vendor to find out if the premises has ever been flooded. In the event that the property has been flooded in past which is not disclosed by the seller, then a purchaser could commence a compensation claim resulting from an misleading response. A purchaser’s conveyancers may also order an enviro report. This will higlight if there is a recorded flood risk. If so, more detailed investigations should be made.

Just had an offer accepted on a new build flat in Silvertown. 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 conveyancing.

Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Silvertown

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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? 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. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

Over the last few months I have been searching for a flat up to £235,500 and found one close by in Silvertown I like with open areas and transport links nearby, the downside is that it's only got 52 years unexpired on the lease. There is not much else in Silvertown for this price, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you require a mortgage the shortness of the lease may be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you may request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.

Can you provide any advice for leasehold conveyancing in Silvertown from the point of view of saving time on the sale process?

• Much of the delay in leasehold conveyancing in Silvertown can be bypassed if you get in touch lawyers as soon as your agents start advertising the property and ask them to put together the leasehold documentation needed by the purchasers’ solicitors.
In the event that you altered the property did you need the Landlord’s permission? Have you, for example installed wooden flooring? Most leases in Silvertown state that internal structural alterations or laying down wooden flooring necessitate a licence issued by the Landlord approving such works. If you fail to have the approvals in place do not communicate with the landlord without contacting your solicitor in the first instance. You believe that you know the number of years left on your lease but it would be wise to verify this by asking your lawyers. A buyer’s lawyer will be unlikely to recommend their client to to exchange contracts if the lease term is less than 80 years. In the circumstances it is important at an as soon as possible that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. If you have had any disputes with your landlord or managing agents it is essential that these are resolved before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a property where there is an ongoing dispute. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is clearly preferable to reveal the dispute as over as opposed to unresolved.

I am the leaseholder of a garden flat in Silvertown. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the sum due for a lease extension?

Most definitely. We are happy to put you in touch with a Silvertown conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Silvertown 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 unexpired term was 69.77 years.