Am I correct in assuming that the fact that my conveyancer in Forest Gate is not on my bank's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
That is most likely an incorrect assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Forest Gate conveyancing practice and ask them why they are no longer on the approved list for your lender.
Is it the case that all Forest Gate solicitor firms on the Principality conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Principality conveyancing panel they would need to be overseen by the SRA. Some lenders do list licenced conveyancers on their panel in which case such organisation would be overseen by the CLC.
I recently had an offer agreed on a house in Forest Gate. My mortgage broker suggested a conveyancer. I paid an upfront payment of £225. A few days later, the solicitor called me embarrassingly acknowledging that they were not on the Skipton 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 Skipton 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.
Planning on purchasing a apartment in Forest Gate. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Forest Gate property lawyer is on the Lloyds conveyancing panel.
Do commercial conveyancing searches reveal impending roadworks that may impact a commercial premises in Forest Gate?
Its becoming the norm that commercial conveyancing solicitors in Forest Gate will perform a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Forest Gate. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Forest Gate.
For every commercial conveyancing transaction in Forest Gate it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Forest Gate commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Forest Gate.
I purchased my apartment on 7 February and the transaction details is yet to be on the land registry website. Should I be concerned? My conveyancing solicitor in Forest Gate expressed confidence that it would be registered in less than a month. Are properties in Forest Gate particularly slow to register?
There is nothing unique about conveyancing in Forest Gate registration formalities. Rather than based on location, timeframes can differ subject to the party submitting the application, whether it is in order and whether the Land registry communicate with any third parties. At present roughly 80% of submission are fully addressed in less than three weeks but some can be subject to extensive hold-ups. Registration takes place after the buyer is living at the premises thus 'speed' is not always an essential issue but where it is urgent that the the registration takes place urgently then you or your solicitor should communicate with the Registry to express the reasoning for the application to be prioritised.
I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Forest Gate is the location of the property. Is there any advice you can give?
Flying freeholds in Forest Gate are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Forest Gate you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Forest Gate may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Having had my offer accepted I require leasehold conveyancing in Forest Gate. Before I get started I require certainty as to the unexpired term of the lease.
Assuming the lease is recorded at the land registry - and 99.9% are in Forest Gate - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Following months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Forest Gate. Can we issue an application to the Residential Property Tribunal Service?
Where there is a missing freeholder or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to decide the price payable.
An example of a Freehold Enfranchisement matter before the tribunal for a Forest Gate property is 52 & 54 Green Street in February 2010. Following a vesting order by the County Court the Tribunal decided that the price that the Applicant for the freehold interest should pay is £20,543 This case related to 2 flats. The unexpired term was 78 and 80.