My wife and I are buying a 2 bedroom apartment in Custom House with a mortgage. We like our Custom House lawyer, but the bank advise he's not on their "panel". We have to appoint one of the mortgage company panel firms or retain our Custom House property lawyer and pay for one of their panel ones to act for them. We regard this is unjust; can we not require that the bank use our Custom House solicitor ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Custom House conveyancing lawyer to apply to be on the conveyancing panel.
I have given 2 months notice to my current landlord and have to be out of my let out property in Custom House by 7/5/2026. Conveyancing on my purchase has just started. Can I complete in 4 weeks as don't want to have to find temporary accommodation?
Generally one should not give notice on a rental unless you have exchanged. Assuming that you have not previously done so, notify to your conveyancer and request that they cajole the owners solicitors, try to get a realistic time scale from them that all parties will aim towards
Over the last few months I have been searching for a leasehold apartment up to £195,000 and found one round the corner in Custom House I like with amenity areas and station in the vicinity, the downside is that it only has 52 years unexpired on the lease. There is not much else in Custom House in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you need a home loan that many years will likely be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this.
Taking into account that I will soon spend £400,000 on a two bedroom apartment in Custom House I would like to have a conversation with the lawyer regarding theconveyancing prior to instructing the firm. Is this something that you can arrange?
Absolutely - we would be happy to talk to you we do not take any clients on without you speaking to the lawyer who will be doing your property ownership legalities in Custom House.There is no ‘factory style conveyancing’ - every client is unique individual, not a case number. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Custom House should be the figure that you are charged.
I am on look out for some leasehold conveyancing in Custom House. Before I set the wheels in motion I want to be sure as to the remaining lease term.
Assuming the lease is recorded at the land registry - and almost all are in Custom House - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have had difficulty in trying to purchase the freehold in Custom House. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a missing freeholder or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to determine the price payable.
An example of a Lease Extension decision for a Custom House 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 related to 1 flat. The unexpired term was 69.77 years.
My mother purchased her house in Custom House ten years past. She has been married, divorced and is now married again. She wishes to sell the property in a few months. I think she will just be asked to supply copies of her marriage papers to the solicitor but she is worried it will delay the house move. Should she instruct a solicitor to update the Land Registry details for the house?
You are not required to bring up to date the title for the property on the basis that you have the proof needed to show how the name change has come about.
Any buyer’s conveyancer will examine the registered entries and require evidence to establish the name change for instance marriage documentation.