I have given 2 months notice to my existing landlord and have to vacate my rented apartment in Elmers End by 21/9/2026. Conveyancing for my house purchase is progressing. How realistic is it to complete in a couple of weeks as I wish to avoid having to move into short term accommodation?
Generally one should not provide notice for your lease unless exchange of contracts has taken place. Assuming that you have not already done so, contact to your solicitor and ask them to they cajole the other lawyers, try to get a realistic time scale from them that everyone will work to achieve
Is there a search tool that I can utilise to check that the solicitor carrying out my conveyancing in Elmers End is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for The Royal Bank of Scotland thus spending £175.00 in additional legal costs.
You should take advantage of the find a conveyancing panel solicitor tool on this site. Pick the mortgage company and type ‘Elmers End’ or your location and you will discover numerous solicitors located in Elmers End or by proximity to you.
Me and my partner are buying a house in Elmers End. I might seem paranoid but how we can trust a conveyancer? On the day of competition we have to deposit funds into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I recently had an offer agreed on an apartment in Elmers End. My mortgage broker pressured me to appoint their conveyancer. I paid an upfront payment of £225. Shortly after, the conveyancer contacted me to say that they were not on the Bank of Ireland conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Bank of Ireland panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
HSBC have agreed my mortgage in principle, my offer on a house in Elmers End has been accepted, what are the next steps?
Your property agent will need to be advised as to your conveyancer's details (ensure that the property lawyers are on the lender’s approved list). Telephone HSBC or your financial adviser and finish off any appropriate documentation. HSBC will instruct a valuer who will get in touch with the selling agent or owners to book a slot for the valuation to happen. Once conducted (assuming no problems) it takes approximately ten days to receive the mortgage offer. HSBC will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Elmers End.
I am purchasing a new build house in Elmers End with the aid of help to buy. The builders would not budge the price so I negotiated five thousand pounds worth of extras instead. The property agent advised me not inform my lawyer about this extras as it will affect my loan with the lender. Should I keep quiet?.
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.
I am employed by a reputable estate agency in Elmers End where we have experienced a few flat sales put at risk as a result of leases having less than 80 years remaining. I have been given contradictory information from local Elmers End conveyancing firms. Could you clarify whether the seller of a flat can initiate the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
After years of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Elmers End. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Absolutely. We are happy to put you in touch with a Elmers End conveyancing firm who can help.
An example of a Lease Extension decision for a Elmers End property is Flats 55, 67 & 70 Melbourne Court Anerley Road in July 2013. The tribunal calculated that the premium for the extended lease at £48,366.00 for at 55, and £88,329.00 for ats 67 and 70 combined. This case related to 1 flat. The unexpired term as at the valuation date was 26.38 years.
My fiance is buying a shared ownership flat in Elmers End. He has received an estimate by the property lawyer suggested by the estate agents totaling £1275 . It was fifteen years ago since I sold and bought a house and it cost was £just under six hundred pounds. Have fees really gone up that much?
What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for example Elmers End searches, land registry fees, etc)