It has taken forever and a day but a loan offer from HSBC for the remortgage of my single bedroom flat is expected within the next few days. Are you able to suggest a low cost conveyancing law firm in Smithfield?

This site is not designed to aid those in their quest for a cheap conveyancing solicitors in Smithfield. Our aim is to provide affordable conveyancing but we do not advertise as being the cheapest. Resist the temptation to appoint companies seducing you with £100 conveyancing in Smithfield. At best, in choosing a lawyer for cheap conveyancing, you will earn what you pay for and at worst it will result in you invoiced for additional fees and still not end up with the service required.

We are purchasing a end of terrace house in Smithfield. The intention is to an extension at the rear at the house.Will legal work on the property include investigations to determine if these works are permitted?

Your solicitor should review the deeds as conveyancing in Smithfield will on occasion reveal restrictions in the title documents which prohibit certain alterations or necessitated the permission of another owner. Certain works need local authority planning permissions and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.

I currently have a mortgage with Santander for my property in Smithfield. Conveyancing was finalised some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Santander?

Santander must be informed of your intention before letting out your property as this is likely to be a breach of Santander’s mortgage conditions. It may be that Santander will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. You need not do this via a Santander conveyancing panel firm.

Completion of my purchase has taken place for my property in Smithfield. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?

Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Smithfield. 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 legal work.

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

Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are surveyor prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

I am looking for a leasehold apartment up to £245,000 and found one near me in Smithfield I like with amenity areas and station nearby, the downside is that it's only got 61 years unexpired on the lease. There is not much else in Smithfield suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

If you need a home loan that many years may be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.

I have just appointed agents to market my garden apartment in Smithfield. Conveyancing lawyers have not yet been instructed, but I have just had a quarterly maintenance charge invoice – what should I do?

It best that you discharge the maintenance contribution as normal given that all rents and service charges should be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Smithfield Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to buying

Best to be warned whether window replacement or some other major work is due shortly that will be shared amongst the leaseholders and may well dramatically increase the the service costs or necessitate a specific invoice. Does the lease have more than 82 years unexpired? Are there any major works anticipated that will increase the maintenance costs?