I can't travel far from Shoreditch. Can you please explain the reason why all Shoreditch solicitors aren't included on all mortgage company panels?

A decade ago most banks exhibited an attitude to risk which differs from the current day. The financial regulator in 2010 carried out a thematic review into property fraud which concluded: know the lawyers on your panel. Accordingly, lenders have subsequently looked to extract more information from law firms concerning their processes and the individuals who work for them and set certain criteria such as completing a minimum number of transactions. Thousands of firms have been removed from lender panels even though they had 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms were never going to satisfy the minimum amount of transactions the mortgage companies insisted on.

Should our solicitor be raising enquiries concerning flooding as part of the conveyancing in Shoreditch.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Shoreditch. Plenty of people will acquire a property in Shoreditch, completely aware that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not best placed to give advice on flood risk, but there are a number of checks that can be undertaken by the purchaser or on a buyer’s behalf which can figure out the risks in Shoreditch. The conventional set of completed inquiry forms sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) contains a usual question of the seller to find out if the premises has suffered from flooding. If flooding has previously occurred and is not revealed by the vendor, then a purchaser could bring a compensation claim stemming from an incorrect response. The buyer’s solicitors will also conduct an enviro report. This should indicate whether there is any known flood risk. If so, additional inquiries will need to be conducted.

I used Arc property Solicitors several years past for my conveyancing in Shoreditch. Now, I need the documents but the law firm is no longer operating. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Shoreditch of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Am I best advised to instruct a Shoreditch conveyancing lawyer in close proximity to the house I am buying? We have a good friend who can conduct the legal work but his firm is located 200kilometers away.

The benefit of a local Shoreditch conveyancing firm is that you can visit the firm to sign documents, hand in your ID and apply pressure on them where appropriate. They will also have local knowledge which is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and the majority were content that must trump using an unfamiliar Shoreditch conveyancing lawyer solely due to them being based in the area.

I want to sublet my leasehold apartment in Shoreditch. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?

Some leases for properties in Shoreditch do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I am the registered owner of a two-bedroom flat in Shoreditch. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the premium due for the purchase of the freehold?

in cases where there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the relevant legislation you can apply to the LVT to determine the premium.

An example of a Lease Extension matter before the tribunal for a Shoreditch flat is 137 & 139 Haberdasher Street in December 2013. The Tribunal determines in accordance with section 48 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 that the premium for the extended lease for each Property should be £12,350.00. This case related to 2 flats. The remaining number of years on the lease was 72.39 years.