My wife and I are buying a 2 bedroom apartment in Goodmayes with a mortgage. We have a Goodmayes lawyer, however the lender says she’s not on their "panel". We have to appoint one of the lender panel solicitors or retain our Goodmayes solicitor and pay for one of their panel firms to represent them. We feel that this is unjust; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Goodmayes conveyancing solicitor to apply to be on the conveyancing panel.
Me and my wife are buying our first house. The lawyer has calledto enquire if we would like to purchase supplemental conveyancing searches. We are really unsure what's relevant for conveyancing in Goodmayes
The number and type of Goodmayes conveyancing searches depends entirely on the premises, the location, the likelihood of any of these risks, your knowledge of the area and risks, your overall attitude to risk. What is important is that you properly understand what information the searches could give you. Then you can decide if you consider that you need that information. Where you are uncertain, ask your conveyancer to advise.
I purchased a freehold premises in Goodmayes yet pay rent, why is this and what is this?
It’s unusual 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 many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.
Do the Building Society Association intend to launch a search tool with a view to to identify solicitors on the Loughborough BS conveyancing panel for instance in Goodmayes?
We have not been informed any plans on the part of the BSA to develop such a tool.
I have recentlybeen informed that Action Conveyancing have been shut down. They conducted my conveyancing in Goodmayes for a purchase of a leasehold flat 18 months ago. How can I establish that my home is not still registered in the name of the former proprietor?
The quickest way to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Goodmayes conveyancing specialists.
Completion is due on the sale of our £400,000 maisonette in Goodmayes in seven days. The freeholder has quoted £348 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Goodmayes?
Goodmayes conveyancing on leasehold maisonettes usually involves the buyer’s lawyer sending questions for the landlord to answer. Although the landlord is not legally bound to answer such questions most will be content to do so. They may invoice a reasonable charge for answering questions or supplying documentation. There is no set fee. The average fee for the information that you are referring to is over three hundred pounds, in some transactions it exceeds £800. The administration charge demanded by the landlord must be sent together with a synopsis of entitlements and obligations in respect of administration charges, otherwise the charge is not strictly payable. Reality however dictates that you have no choice but to pay whatever is demanded if you want to exchange contracts with the buyer.
Despite our best efforts, we have been unsuccessful in trying to purchase the freehold in Goodmayes. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a missing freeholder or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to calculate the price.
An example of a Lease Extension matter before the tribunal for a Goodmayes premises is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case was in relation to 1 flat. The remaining number of years on the lease was 61.36 years.