How up to date is your database of Clayhall solicitors on the RBS conveyancing panel? Do RBS send you an updated list?
Clayhall conveyancing firms themselves provide us confirmation that they are on the RBS conveyancing panel as opposed to being supplied with a list from RBS directly.
Two weeks ago we had a mortgage agreed in principle with HSBC. Clayhall conveyancing practitioners have been chosen. What is the average time that one could expect to receive a mortgage offer from HSBC?
Some lenders take longer than others. Have HSBC conducted the survey? Have you advised HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am currently in the process of buying my council flat in Clayhall. I have a mortgage agreed with Bank of Ireland. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.
Completion of my remortgage has taken place for my property in Clayhall. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
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. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Should our solicitor be raising questions about flooding as part of the conveyancing in Clayhall.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Clayhall. There are those who purchase a property in Clayhall, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to impart advice on flood risk, but there are a numerous searches that can be initiated by the purchaser or by their lawyers which can figure out the risks in Clayhall. The standard property information forms sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard question of the vendor to discover whether the premises has ever been flooded. If flooding has previously occurred which is not disclosed by the owner, then a purchaser may bring a compensation claim resulting from an misleading response. A purchaser’s solicitors will also commission an environmental report. This will indicate if there is any known flood risk. If so, additional investigations should be initiated.
I used Stirling Law several years ago for my conveyancing in Clayhall. I now require my papers however cannot find the solicitor. 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 Clayhall 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.
Do you have any advice for leasehold conveyancing in Clayhall from the perspective of saving time on the sale process?
- Much of the delay in leasehold conveyancing in Clayhall can be reduced if you instruct lawyers the minute your agents start advertising the property and request that they start to collate the leasehold documentation which will be required by the buyers’ solicitors. Some Clayhall leases require Licence to Assign from the landlord. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. You believe that you know the number of years left on your lease but it would be advisable verify this by asking your conveyancers. A purchaser's lawyer will not be happy to advise their client to where the remaining number of years is less than 75 years. In the circumstances it is important at an early stage that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. If you have had any disputes with your freeholder or managing agents it is essential that these are resolved prior to the flat being put on the market. The purchasers and their solicitors will be warry about purchasing a flat where a dispute is unsettled. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is clearly preferable to present the dispute as over rather than ongoing. If you hold a share in a the freehold, you should make sure that you are holding the original share certificate. Arranging a new share certificate is often a lengthy formality and frustrates many a Clayhall home move. If a new share certificate is needed, do contact the company officers or managing agents (where applicable) for this as soon as possible.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Clayhall conveyancing firm to help?
if there is a missing landlord or where there is disagreement about what the lease extension should cost, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the sum to be paid.
An example of a Freehold Enfranchisement decision for a Clayhall flat is 59 & 59a Clarendon Gardens in February 2014. The Tribunals valuation for the freehold was £30,073.00 The unexpired term as at the valuation date was 65 and 61.
How much will conveyancing in Clayhall cost?
The total sum levied for Clayhall conveyancing charges will differ dramatically from solicitor to solicitor. In the circumstances it especially critical for you to find this out before you appoint a solicitor. One should always seek two or more quotes.