I happen to be the sole beneficiary of my late mum's estate and I have everything in my name now, including the house in East Ham. Conveyancing formalities meant that the Land Registry date was in July. I plan to dispose of the house. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership may be regarded the same way as if I'd bought the property in July. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. How sensible a view lenders take of it, depend on the bank as this provision chiefly exists to capture the purchase and immediately sell or the flipping of properties.
We have agreed to purchase a house in East Ham. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Kent Reliance be concerned?
As your lender is Kent Reliance your lawyer must comply with the formal requirements contained in Part 2 of UK Finance Lenders’ Handbook for Kent Reliance. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Kent Reliance where a lease does not comply with these specifications. The provisions relate to the installation of panels on properties in England and Wales and is not limited to East Ham.
Completion of my remortgage has taken place for my property in East Ham. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Various internet forums that I have come across warn that are the main reason for obstruction in East Ham conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of delays during the legal transfer of property. Searches are not likely to feature in any holding up conveyancing in East Ham.
I am looking for a ground for flat up to £195,000 and found one near me in East Ham I like with open areas and railway links in the vicinity, however it only has 61 remaining years left on the lease. There is not much else in East Ham suitable, so just wondered if I would be making a mistake purchasing a short lease?
Should you require a mortgage the shortness of the lease will likely be an issue. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you could request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.
How do I locate a East Ham law firm on the Lloyds TSB Bank conveyancing panel? I am a keen cyclist and am willing to travel upto 10miles to meet the lawyer.
You can use the facility on this website. Please select a lender and your location and you will see a number of East Ham conveyancing lawyers locally. We have detailed some East Ham conveyancing firms towards the end of this page and you can call them to check if they are on the Lloyds TSB Bank member panel
There are only Sixty One years left on my lease in East Ham. I am keen to extend my lease but my landlord is can not be found. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to find the lessor. In some cases an enquiry agent may be helpful to try and locate and prepare an expert document to be used as evidence that the freeholder can not be located. It is wise to seek advice from a property lawyer in relation to devolving into the landlord’s disappearance and the application to the County Court overseeing East Ham.
After months of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in East Ham. Can we issue an application to the Residential Property Tribunal Service?
Absolutely. We can put you in touch with a East Ham conveyancing firm who can help.
An example of a Lease Extension decision for a East Ham property 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 affected 1 flat. The remaining number of years on the lease was 69.77 years.
I need to switch lawyers as my East Ham lawyer is not on the lender's approved list of conveyancing solicitors. Is it advisable to appoint a new law firm?
In the event that you have not formally instructed a solicitor to start work and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in East Ham that you're considering.