Willretaining a East Ham conveyancing lawyer make the legal transfer of property easier?
East Ham is a unique place, where regional know-how counts for a lot. The laid-back lifestyle is great – just not for your house move. The property lawyers that we recommend display well rounded East Ham know how with a positive, hands-onapproach that ensures the conveyancing to progress without delay. It is a definite plus if they benefit from good connections with mortgage brokers, local authorities, surveyors and other East Ham conveyancing firms
It is 10 years ago since I bought my property in East Ham. Conveyancing lawyers have just been appointed on the sale but I can't track down the title deeds. Will this jeopardise the sale?
You need not be too concerned. Firstly there is a possibility that the deeds will be kept by your mortgage company or they could be archived with the conveyancers who acted in the purchase. Secondly in most cases the title will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Most conveyancing in East Ham relates to registered property but in the unlikely event that your property is unregistered it adds to the complexity but is not insurmountable.
I happen to be the single beneficiary of my late mum's will with all property in now in my sole name, including the house in East Ham. The East Ham property was put into my name in June. I want to move. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership will be regarded the same way as if I'd bought the house in June. Is the property unsalable for six months?
The CML handbook instructs conveyancers 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 caught by that. How practical a view mortgage companies take of it, depend on the lender as this provision primarily exists to pick up on subsales or the flipping of properties.
I am purchasing a property in East Ham. One unusual aspect is that the roof has a solar panel. Skipton have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Skipton your lawyer must check the conveyancing instructions contained in Section two of UK Finance Lenders’ Handbook for Skipton. The Council of Mortgage Lenders’ Handbook stipulates minimum requirements for solar panel roof-space leases, and lawyers are required to report to Skipton where a lease does not satisfy these specifications. The specifications relate to the installation of panels on properties countrywide and is not restricted to East Ham.
Completion of my purchase has taken place for my property in East Ham. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that 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.
I used Wolstenholmes a few years past for my conveyancing in East Ham. Now, I need my documents however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 East Ham of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am thinking of appointing a conveyancing practitioner in East Ham for my house move. Is it possible to check a solicitor's complaints history with the profession’s regulator?
Anyone may read documented Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The SRA may monitor telephone calls for training requirements.
I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a East Ham conveyancing firm to help?
You certainly can. 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 was in relation to 1 flat. The unexpired residue of the current lease was 69.77 years.
What makes a East Ham lease defective?
There is nothing unique about leasehold conveyancing in East Ham. All leases are individual and drafting errors can result in certain provisions are missing. For example, if your lease is missing any of the following, it could be defective:
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Maintenance charge proportions which don’t add up to the correct percentage Clauses dealing with recovering service charges for expenditure on the building or common parts.
A defective lease can cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Birmingham Midshires, Leeds Building Society, and Britannia all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to grant the mortgage, obliging the purchaser to pull out.