I am need of leasehold conveyancing for a flat in a relatively new development (five years built) in Victoria Docks. 95% of the appartments have already been occupied. Do I need carry out the conveyancing searches as part of conveyancing in Victoria Docks?

A big part of the Victoria Docks conveyancing process is the conveyancing searches. There are hundreds companies conducting Victoria Docks conveyancing searches, as well straight from the local authority. These are usually referred to as personal search companies due to them carrying out, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must obtain their information from the local authority.

Forgive me if this question is silly but I am unexperienced as a 1st time buyer of a ground floor flat in Victoria Docks. Do I receive the keys to the property on the completion date from my conveyancer? If this is the case, I will instruct a High Street conveyancing solicitor in Victoria Docks?

There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the vendor’s lawyers, and once they have received this, you should be called to collect the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.

Is it the case that all Victoria Docks conveyancing solicitors on the Leeds Building Society conveyancing panel are regulated by the SRA?

As solicitors, in order to be on the Leeds Building Society approved list of solicitors they would need to be governed by the SRA. The majority of banks do allow licenced conveyancers on their panel and in that case the organisation would be regulated by the CLC.

We were going to get a DIP from Lloyds this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Lloyds recommend any Victoria Docks solicitors on the Lloyds conveyancing panel, or is it better to go independently?

You will need to appoint Victoria Docks solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.

How does conveyancing in Victoria Docks differ for new build properties?

Most buyers of new build or newly converted property in Victoria Docks approach us having been asked by the developer to exchange contracts and commit to the purchase even before the property is ready to move into. This is because new home sellers in Victoria Docks tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Victoria Docks or who has acted in the same development.

I'm remortgaging my current property to a BTL mortgage with Nottingham Building Society and intend to use the remaining equity towards another property. The area we are interested in is Victoria Docks. Will your solicitors be able to act for the two lenders and tie in the two deals?

Do use our search tool on this page to check that the solicitors are on the appropriate lender panels. Having checked that they are the conveyancer should be able to connect the two deals but you should have a chat with you lawyer and make apparent your desired outcome and requirements.

Despite our best endeavours, we have been unsuccessful in trying to purchase the freehold in Victoria Docks. Can this matter be resolved via the Leasehold Valuation Tribunal?

Most definitely. We can put you in touch with a Victoria Docks conveyancing firm who can help.

An example of a Lease Extension decision for a Victoria Docks residence 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 affected 1 flat. The unexpired term as at the valuation date was 69.77 years.

What makes a Victoria Docks lease defective?

There is nothing unique about leasehold conveyancing in Victoria Docks. Most leases are individual and drafting errors can result in certain provisions are erroneous. The following missing provisions could result in a defective lease:

A provision to repair to or maintain elements of the building

A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Barclays , Norwich and Peterborough Building Society, and Clydesdale all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the buyer to withdraw.