We were about to retain a conveyancing solicitor in Havering endorsed on your site but stumbled across alternative estimates on the internet seem cheaper – why is this?
There are plenty of conveyancers offering what appear to be extremely cheap conveyancing in Havering. You should think twice about how important this transaction is to you that want to take 'cheap' risks over the standard of the conveyancing. Many of them accentuate a bargain quote to grab your attention but conceal additional charges in the small print..
I have given 8 weeks notice to my current landlord and have to leave my let out property in Havering by 3/11/2025. Conveyancing for my house purchase is underway. Is it possible to complete in 5 weeks as I wish to avoid having to move into temporary accommodation?
It is unwise to provide notice on a rental until your lawyer suggests that you should. If you have not previously done so, contact to your lawyer and request that they apply pressure on the other lawyers, try to get a realistic time scale from them that everyone will work towards
My brother-in-law has suggested I instruct a conveyancing solicitor in Havering. I I would like to check whether they are on the Barnsley Building Society approved list of lawyers. Can you or the lender confirm if they are on the panel?
You should phone your conveyancer and ask them whether they are on the lender panel. Alternatively you can call Barnsley Building Society who may be able to confirm.
My partner and I have organised a further advance on our mortgage from HSBC as we wish to conduct alterations to our house in Havering. Are we obliged to choose a bricks and mortar Havering solicitor on the HSBC conveyancing panel to handle the legals?
HSBC would not normally appoint a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC conveyancing panel.
Completion of my remortgage has taken place for my property in Havering. Conveyancing was of an acceptable standard 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 point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
It is not clear whether my lender requires a lease extension. I have called my Havering building society branch on numerous occasions and was told it wasn't a problem and they would lend. My Havering conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they will not lend based on their published requirements. I have no idea who is right.
Your property lawyer must follow the CML Handbook section two specifications for your lender. 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.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Havering. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Havering
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are surveyor prepared. There must be mutual enforceability of lessee’s covenants. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Forfeiture - bankruptcy or liquidation must not apply under this provision.
I have just started marketing my basement apartment in Havering. Conveyancing solicitors are to be appointed soon, but I have just received a quarterly service charge demand – what should I do?
The sensible thing to do is clear the service charge as usual as all ground rent and service payments will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I have had difficulty in seeking a lease extension in Havering. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a missing freeholder or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to make a decision on the price.
An example of a Lease Extension case for a Havering premises is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case was in relation to 1 flat. The remaining number of years on the lease was 57.5 years.