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Conveyancing in Newham Q & A's

Profile photo of Lorraine Imhoff

By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 16/10/17

Local travel and health service information and addresses ;

Motorists are well catered for with Newham ideally situated with good road access about 2m of the A40M.

Newham's nearest airport is London City Airport. Heathrow Terminals 1 2 3 Airport is 15 miles, London Heliport Airport is 4 miles, Heathrow Terminal 5 Airport is 17 miles, Gatwick South Terminal Airport is 25 miles, Gatwick North Terminal Airport is 25 miles, Heathrow Terminal 4 Airport is 15 miles, Northolt Jet Centre Airport is 13 miles, Elstree Airport is 14 miles and London Biggin Hill Airport is 14 miles away and the nearest station to Newham is Charing Cross.

Q.

Newham attractions and landmarks

A.

Brixton London Windmill, London National Portrait Gallery Art Gallery and Temple Middle Temple Hall Historic Building are in Newham.

The nearest hospital to Newham is Royal London Homeopathic.

Q.

What are the best rates for conveyancing for a £260,000 residence?

A.

Many firms claim to offer 'the cheapest conveyancing'. However extra costs are frequently hidden in small print that buyers often do not check. Extra costs which are listed in the terms ought to be reasonable. They only come into force where the solicitor must complete unanticipated additional work on your behalf, which could not be anticipated at the start of the process. Any disbursements to be paid should be included on the quote. Our quotes clearly state the solicitors' fees for a standard conveyancing transaction.

Q.

When in the process do we need to instruct a solicitor to act on our purchase?

A.

The straightforward answer is, instructing as soon as possible is wise. Prompt instruction of a conveyancing firm for a purchase allows you can shave days off the process by having the details of your instructed solicitor ready when you make an offer, or, if you are selling a property, prior to marketing the property, documents can be prepared to make it potentially more attractive to motivated buyers.

Q.

Does the Newham property lawyer order any searches on the London Edwardian terraced cottage we are buying?

When you are obtaining a mortgage the mortgage lender expects at least specific searches, including the following for properties in Newham: Local Authority (personal or official), Drainage and Water Search (CON29DW or personal) and Environment Search, and possibly specific local Newham searches, which might include Planning.

Q.

I am intending to buy a property in Newham. Can we apply for stamp duty relief in Newham?

A.

Disadvantaged areas in Newham are identified by ward, and recognised areas currently include Plaistow, St. Stephens, Wall End, New Town, Beckton, Park, South, Upton, Manor Park, Central, Castle, Bemersyde, Canning Town and Grange, Custom House and Silvertown, Forest Gate, Greatfield, Hudsons, Kensington, Little Ilford, Monega, Ordnance, Plashet, Stratford and West Ham. Update: As of the 2013/14 tax year, stamp duty relief for disadvantaged areas is no longer available.

Q.

We are buying on a Newham brownfield site. Could the soil be contaminated by industrial waste?

A.

Newham industry and natural causes can cause soil contamination. Data on many contaminants, such as groundwater contamination and food-processing waste, will be included in an environmental search.

Q.

Should we instruct the solicitor referred by my estate agent?

A.

Many estate agents have referral deals with solicitors where they refer conveyancing clients to them. These referrals should be thoroughly considered, as there is a risk that an agent may choose the solicitor willing to pay the highest referral fee, not the most suitable for you.

Q.

The owner has unfortunately fitted ill-suited PVC windows to the maisonette which I think might possibly exclude Caldon Canal Stoke conservation area criteria.

A.

The solicitor will make enquiries to determine if the property is within a designated conservation area, and if so whether any alterations have the appropriate consents from the Newham authority.

In the event that no appropriate permissions be provided, your solicitor will inform you of the options like obtaining an indemnity policy or seeking retrospective permission from Newham local authority.

Q.

Are many purchasers in Newham gazumped?

A.

This arises when a owner accepts one purchaser's offer, then dismisses it, choosing instead a higher offer. The chance of gazumping is present in any transaction. Instructing a fast, efficient solicitor early is a key first step to reducing this risk.