Much to our surprise we have been informed by our mortgage broker that my Havering-atte-Bower lawyer is not on the mortgage company Solicitor panel. What can I do to be sure whether this is correct?
The best course of action for you to take is to contact your Havering-atte-Bower lawyer directly. You lawyer should inform you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
Completed the sale of my flat in Havering-atte-Bower last October but the buyer keeps calling me to moan that their lawyer needs to hear from mysolicitor. What are the post completion sale legalities now that I have sold?
Following your disposal your lawyer should deliver the transfer documentation and all of the paperwork to the buyer’s solicitors. Where relevant, your lawyer must also confirm that the home loan has been paid off to the purchasers solicitors. There is unlikely to be post completion procedures specific conveyancing in Havering-atte-Bower.
I am helping my mother sell her property in Havering-atte-Bower. Will the conveyancer arrange an EPC or do I organise this?
After the demise of HIPs, EPC’s was maintained a mandatory element of moving house. An EPC needs to be commissioned prior to the property being advertised. It is not something that lawyers normally organise. Where you are using a Havering-atte-Bower conveyancing practitioner they may be willing to arrange energy assessments due to their relationships with reputable Havering-atte-Bower accredited person
I am currently in the process of buying my council flat in Havering-atte-Bower. I have a mortgage agreed with Nationwide. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.
I can not fathom if my mortgage offer requires a lease extension. I have called into my local Havering-atte-Bower bank branch on a couple of occasions and was informed it wasn't a problem and they will lend. My Havering-atte-Bower conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend based on their published requirements. Who do I believe?
The conveyancer has to comply with the Council of Mortgage Lenders’ Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
How does conveyancing in Havering-atte-Bower differ for newly converted properties?
Most buyers of new build property in Havering-atte-Bower come to us having been asked by the builder to sign contracts and commit to the purchase even before the premises is constructed. This is because new home sellers in Havering-atte-Bower usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Havering-atte-Bower or who has acted in the same development.
I'm refinancing my primary home to a buy to let mortgage with Leeds Building Society and intend to use the remaining equity as a down payment on a second property. The location we are interested in is Havering-atte-Bower. Will your conveyancers be able to act for the two banks and link together the conveyances?
Make use of our comparison tool on this site to ensure that the solicitors are approved by both mortgage companies. On the basis that they are the lawyer will be able to connect the two conveyancing matters but you should talk with you lawyer and specify your expectations and requirements.
I would like to rent out my leasehold flat in Havering-atte-Bower. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?
Your lease dictates the relationship between the freeholder and you the leaseholder; specifically, it will indicate if subletting is prohibited, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in Havering-atte-Bower do not prevent an absolute prevention of subletting – such a provision would undoubtedly devalue the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.
I am the leaseholder of a second floor flat in Havering-atte-Bower. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the amount payable for a lease extension?
if there is a missing landlord or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to arrive at the sum to be paid.
An example of a Lease Extension decision for a Havering-atte-Bower property 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 number of years remaining on the existing lease(s) was 57.5 years.