We note that you have a post code search directory identifying law firms on the Co-operative conveyancing panel. Do companies pay you a referral fee if I instruct them for our own conveyancing in Epping?
We are a listing service only for law firms wishing to communicate if they are on the Co-operative conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Epping.
We wanted to use a property lawyer in Epping for our home move. Our financial adviser informed us that our mortgage company Skipton Building Society won't deal with them. Why is this not regarded as unfair competition?
A decade ago most lenders had an appetite for risk which was higher than today. Almost all Epping conveyancing firms would have been on most bank panels. The FSA in 2010 carried out a thematic review into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more information from law firms about their operations and the individuals who work for them and set certain criteria such a completing on a minimum volume of transactions. Many Epping conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Epping is amongst the numerous areas where the solicitors showing on our search results are are authorised to act for Skipton Building Society.
We are buying a victorian detached house in Epping. We would like to carry out an extension to the side at the property.Will legal work on the property involve checks to ascertain if these works are prohibited?
Your conveyancer will review the registered title as conveyancing in Epping can sometimes reveal restrictions in the title deeds which prohibit categories of works or need the consent of a 3rd party. Many extensions call for local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
The formalities of my remortgage has taken place for my property in Epping. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
It is not clear whether my bank requires a lease extension. I have called into my local Epping bank branch on a couple of occasions and was informed it wasn't an issue and they will lend. My Epping conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
The property lawyer has to comply with the CML Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
What will a local search reveal concerning the house we're buying in Epping?
Epping conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company for example Onsearch The local search is essential in every Epping conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your new home. The search will reveal information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.
Can you provide any top tips for leasehold conveyancing in Epping from the perspective of saving time on the sale process?
- A significant proportion of the delay in leasehold conveyancing in Epping can be reduced if you instruct lawyers the minute you market your property and request that they start to collate the leasehold documentation which will be required by the buyers’ conveyancers. If you have carried out any alterations to the residence would they have required Landlord’s approval? In particular have you laid down wooden flooring? Epping leases often stipulate that internal structural changes or addition of wooden flooring require a licence from the Landlord consenting to such works. Where you dont have the approvals to hand you should not communicate with the landlord without checking with your conveyancer before hand. The majority of freeholders or Management Companies in Epping levy fees for supplying management packs for a leasehold property. You or your lawyers should enquire as to the actual amount of the charges. The management pack sought as soon as you have 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 frequent reason for delay in leasehold conveyancing in Epping. If there is a history of any disputes with your landlord or managing agents it is essential that these are settled before the property is marketed. The purchasers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You will have to accept that you will have to discharge 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. A minority of Epping leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers.
I inherited a basement flat in Epping, conveyancing having been completed in 2003. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Epping with over 90 years remaining are worth £222,000. The average or mid-range amount of ground rent is £50 per annum. The lease runs out on 21st October 2096
With only 71 years left to run the likely cost is going to be between £9,500 and £11,000 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.
Looking for a conveyancing solicitor in Epping. I did have one sorted but they are not on the panel for Bank of Ireland. It seems that these days most banks only allow property lawyers on their panel. Very annoying limiting the choice for the paying public. Please can you recommend a good Epping solicitor that would help us as well as represent Bank of Ireland?
LenderPanel.com is limited to being a directory service for property lawyers who wish to be listed as being on the approved conveyancing panel for Bank of Ireland in certain locations for instance Epping . Our intention is not to recommend any specific property lawyer.