When can the exchange of contracts take place for domestic conveyancing in East Ham and am I required to be at the conveyancers office?
If you are local to one of the conveyancing solicitors in East Ham you are welcome to come in to sign documents. That being said, the lender approved solicitors we work with provide a countrywide conveyancing service and give as equally detailed and professional a job for you when dealing with you by post or email. The executing of the sale agreement is not when everything is set in stone. A signed contract is just a prerequisite for the firm to address the formalities at the suitable time, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in East Ham)to be in the office at the appropriate time.
My fiance and I wish to acquire a newly converted flat in East Ham with a residential mortgage from Barclays Direct.We like our East Ham conveyancing lawyer but Barclays Direct says she’s not on their "panel". we are left little option but to use a Barclays Direct panel solicitor or retain our high street solicitor and pay for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Barclays Direct use our lawyer?
Unfortunately,no. The home loan issued to you is subject to its terms and conditions, one of which will be that solicitors will be on the Barclays Direct solicitor panel. Until recently, most mortgage companies had large numbers of law firms on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for Barclays Direct
There are numerous conveyancing solicitors in East Ham but how do I know who I should use?
We would encourage you not to base your choice on the lowest East Ham conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
My fiancee and I are at the point of viewing apartments in East Ham and I am about to put in an offer. Is it best to have a conveyancing practitioner on ‘stand by’? I will be getting a mortgage with Bank of Ireland.
It would be wise to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. As you are getting a mortgage with Bank of Ireland, ask your prospective lawyers if they are on the Bank of Ireland conveyancing panel otherwise they can't do the mortgage legal work.
I am due to exchange contracts on my apartment. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Leeds Building Society are being a right pain. The East Ham solicitor who is on the Leeds Building Society conveyancing panel is recommending indemnity insurance as a solution but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am purchasing a property and the conveyancer has referenced Chancel Repair to which the property may be obligated to pay given it’s proximity to the area of such a church. He has recommended insurance. Is this strictly required for conveyancing in East Ham
Unless a previous purchase of the house completed post 12 October 2013 you may take it that conveyancing practitioners handling conveyancing in East Ham to continue to propose a a chancel search and or insurance against a claim.
I am looking for a flat up to £305k and found one round the corner in East Ham I like with a park and transport links nearby, however it only has 51 years unexpired on the lease. There is not much else in East Ham for this price, so just wondered if I would be making a grave error purchasing a short lease?
Should you need a home loan that many years will be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you may request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
Can you provide any advice for leasehold conveyancing in East Ham from the perspective of speeding up the sale process?
- A significant proportion of the delay in leasehold conveyancing in East Ham can be bypassed if you appoint lawyers the minute you market your property and ask them to put together the leasehold information which will be required by the purchasers’ representatives. If you have had conflict with your landlord or managing agents it is essential that these are settled prior to the flat being marketed. The buyers and their solicitors will be reluctant to purchase a property where there is a current dispute. You may need to swallow your pride 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 better to present the dispute as historic as opposed to ongoing. The majority of landlords or managing agents in East Ham levy fees for providing management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management information sought on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common cause of frustration in leasehold conveyancing in East Ham. If you have carried out any alterations to the property would they have required Landlord’s consent? In particular have you installed wooden flooring? East Ham leases often stipulate that internal structural changes or addition of wooden flooring calls for a licence issued by the Landlord consenting to such alterations. Where you dont have the consents to hand do not communicate with the landlord without checking with your conveyancer in advance. You may think that you are aware of the number of years remaining on your lease but it would be wise to double-check by asking your solicitors. A purchaser's lawyer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the lease term is less than 75 years. It is therefore important at an early stage that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale.
I inherited a ground-floor 1950’s flat in East Ham. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the premium payable for a lease extension?
in cases where there is a absentee landlord or if there is dispute 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 premium.
An example of a Lease Extension case for a East Ham flat 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 was in relation to 1 flat. The number of years remaining on the existing lease(s) was 69.77 years.