I am not well enough to travel far from East London. Is there a reason why all East London conveyancing practitioners are not on all lender panels?
Lenders ordinarily impose restrictions on either the nature or volume of conveyancing practices on their approved list of lawyers. Frequent examples of such criteria being that a practice needs to have at least two partners. In addition to restricting the nature of firm, some banks made a decision to limit the number of conveyancers they permit to represent them. It is worth noting that building societies have no liability for the standard of service provided by any East London property lawyer on their panel. Property fraud was a key driver in the rationalisation of conveyancing panels a few years ago even though there are contrary points of view about the extent of solicitor involvement in some of that fraud. Statistics via HM Land Registry indicates that thousands of conveyancing organisations only carry out a couple of conveyances annually. Those supporting conveyancing panel cuts question why conveyancing firms deserve any entitlement to be on a bank panel when clearly conveyancing is not their speciality?
I'm buying my first flat in East London benefiting from help to buy. The developers refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The estate agent told me not disclose to my solicitor about the side-deal as it will jeopardize my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Is it possible to switch firm as I need to find a firm on the Barnsley Building Society conveyancing list. I was using a high street conveyancing solicitor in East London round the corner but she is not accepted by Barnsley Building Society
We will our best to assist in finding you a conveyancing solicitor in East London on the Barnsley Building Society panel. Please note that the conveyancers that we work with do not pay us a referral fee if you instruct them and are fully regulated by the SRA who oversee all conveyancing solicitors in East London. In making use of search facility on this website, you can compare fees for conveyancing solicitors in East London and throughout England and Wales.
I have been sourcing a conveyancing lawyer in East London for my house move. Can I check a firm’s complaints history with the profession’s regulator?
You can search for published Solicitor Regulator Association (SRA) decisions stemming from investigations started on or after 1 January 2008. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's record, phone 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 regulator may monitor telephone calls for training purposes.
Having checked my lease I have discovered that there are only 62 years unexpired on my lease in East London. I now wish to get lease extension but my landlord is missing. What are my options?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. However, you will be required to demonstrate that you have done all that could be expected to locate the freeholder. On the whole an enquiry agent would be helpful to try and locate and prepare an expert document which can be accepted by the court as proof that the landlord is indeed missing. 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 London.
I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a East London conveyancing firm to act on my behalf?
Most definitely. We are happy to put you in touch with a East London conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a East London residence is 20 Avonwick Road in July 2013. The Tribunal was dealing with an application under Section 26 of the Leasehold Reform Housing and Urban Development Act 1993 for a determination of the freehold value of the property. It was concluded that the price to be paid was Fifteen Thousand Nine Hundred and Seventy (£15,970) divided as to £8,200 for Flat 20 and £7,770 for Flat 20A This case related to 1 flat. The remaining number of years on the lease was 73.26 years.
After what feels like an age I have had an offer on an maisonette in East London agreed to, but there is a chain. The vendors have offered on somewhere, however it’s not yet agreed to, and has viewings of other flats booked. I have selected a nearby conveyancing lawyer in East London. What do I do now? When should I get the mortgage application with Bank of Ireland going with Bank of Ireland?
It is normal to have apprehensions where there is an associated chain given your reluctance to be too out of pocket too early (mortgage application is approx one thousand pounds, then valuation, East London conveyancing search costs, etc). First, you must check that your conveyancing practitioner is on the Bank of Ireland approved list. Regarding the next phase this very much depends on the uniqueness of your case, desire for this property and on the state of the market. During a hot market many buyers will apply for the mortgage with Bank of Ireland and pay for the valuation and only if it comes back ok would they pay their conveyancer to proceed with the conveyancing in East London.