I have given 2 months notice to my current landlord and have to leave my let out flat in Snaresbrook by the end of next month. Conveyancing on my purchase is progressing. How realistic is it to complete in a couple of weeks as I wish to avoid having to move into short term accommodation?

It is unwise to give notice for your lease unless your lawyer suggests that you should. Assuming that you have not previously done so, notify to your conveyancer and request that they seek the assistance the other lawyers, try to get a realistic time scale from them that all parties will work towards

We are planning to acquire a house and require a conveyancing solicitor in Snaresbrook who is on the Kent Reliance approved panel. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Kent Reliance . We don't recommend any particular firms conducting conveyancing in Snaresbrook.

Are all Snaresbrook Conveyancing Quality Solicitors on the Coventry BS conveyancing panel?

A selection of lenders now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.

We previously appointed solicitors with offices in Snaresbrook on the Bank of Ireland solicitor panel. They have just billed me a separate amount for the legal aspects of the Bank of Ireland mortgage. Is this an additional conveyancing fee specified by Bank of Ireland?

As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your solicitor is entitled to charge a fee for this. This fee is not set by Bank of Ireland but by your Snaresbrook conveyancing practitioner. Plenty of firms on the Bank of Ireland panel will charge ’dealing with mortgage’ fee but many practices incorporate it on their overall fee.

Bank of Ireland have agreed my home loan in principle, my bid on a flat in Snaresbrook has been accepted, what are the next steps?

The property agent will need to know who your solicitors are (be sure the conveyancing practitioners are on the lender’s approved list). Contact Bank of Ireland or the financial adviser and finalise any relevant paperwork. Bank of Ireland will sellect a valuer who will get in contact with the estate agent or seller to book an appointment. Once carried out (assuming no problems) it takes about ten days to receive the mortgage offer. Bank of Ireland will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Snaresbrook.

I'm buying a new build house in Snaresbrook benefiting from help to buy. The builders would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The property agent told me not reveal to my solicitor about the extras as it could affect my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am looking for a ground for flat up to £305k and identified one near me in Snaresbrook I like with a park and transport links in the vicinity, however it's only got 52 years unexpired on the lease. There is not much else in Snaresbrook in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?

If you require a mortgage the shortness of the lease will likely be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you could ask them to start the process of the extension 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 speak to your conveyancing lawyer about this.