We were about to choose a conveyancing solicitor in Goodmayes listed using your search tool but have come across alternative fee calculations on the internet seem less expensive – how come?
There are numerous solicitors promoting alleged £99 conveyancing, unfortunately it’s common in such cases for supplementalcharges result in the completion invoice mounting up beyond all recognition. Solicitors are duty bound to ensure charges listed in terms and conditions should be equitable invoiced The solicitors that we put forward for conveyancing in Goodmayes specify all costs for the property you intend topurchase.
I am the registered owner of a freehold premises in Goodmayes but nevertheless charged rent, why is this and what is this?
It is rare for properties in Goodmayes and has limited impact for conveyancing in Goodmayes but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Goodmayes conveyancing practitioner on the Nottingham panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nottingham mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nottingham mortgage from the register. Nottingham, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
I am selling my apartment. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Lloyds are being a right pain. The Goodmayes solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have finally had an offer on a flat in Goodmayes accepted, but there is a chain. The sellers have put an offer on on an apartment, but it’s not been accepted yet, and have viewings of other flats booked. I have chosen a nearby conveyancing solicitor in Goodmayes. What do I do now? At what point do I apply for the mortgage with Yorkshire BS?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of £1k, then valuation, Goodmayes conveyancing search costs, etc). First, you must ensure that your property lawyer is on the Yorkshire BS conveyancing panel. Concerning the next stages this very much depends on the uniqueness of your case, motivation for this property and on the state of the market. In a buoyant market many buyers would apply for the mortgage with Yorkshire BS and arrange for the valuation and only if it was satisfactory would they request their conveyancer to proceed with the conveyancing in Goodmayes.
A friend advised me that if I am buying in Goodmayes I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes included in the estimate for your Goodmayes conveyancing searches. It is a large report of about 40 pages, listing and setting out significant information about Goodmayes around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Goodmayes Education with plans and statistics, Local Amenities and other useful information about Goodmayes.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Goodmayes is where the house is located. What do you suggest?
Flying freeholds in Goodmayes are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Goodmayes you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Goodmayes may determine 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.
My wife and I accepted an offer on a Goodmayes bungalow left to us 8 years ago in 2010. I have over a decades worth of conveyancing know-how and, although retired, wish to undertake my own legal work. The purchaser's conveyancer has informed me that their building society will not allow us to do our own conveyancing mandating that the funds to be transferred to a solicitor's bank account.
Lending instructions to conveyancers from all mainstream lenders state that If the seller is not legally represented the borrower's lawyers should check whether the bank needs to be told so that a decision can be reached if they are prepared to progress.