My partner and I are hoping to purchase a flat in Havering-atte-Bower and are in fact using a Havering-atte-Bower conveyancing practice. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through with a view to exchanging next week. Alliance & Leicester have this morning contacted us to inform me that they have now hit a problem as our Havering-atte-Bower solicitor is not on their conveyancing panel. Please explain?
When purchasing a property with the benefit of a mortgage it is standard for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Havering-atte-Bower solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
Last March we completed a house move in Havering-atte-Bower. We have since encountered a number of problems with the property which we believe were overlooked in the conveyancing searches. Is there anything we can do? What searches should? have been ordered as part of conveyancing in Havering-atte-Bower?
It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Havering-atte-Bower. Conveyancing searches and investigations undertaken as part of the buying process are carried out to help avoid problems. As part of the process, a seller completes a form known as a Seller’s Property Information Form. answers proves to be inaccurate, then you may have a claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Havering-atte-Bower.
Does a directory service exist listing Coventry BS panel solicitors in Havering-atte-Bower on the Building Society Association’s Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association websites. A small selection of banks make their panel listings open the public on the web. Where you are looking for a Havering-atte-Bower solicitor on the Coventry BS please use our tool.
I have decided to exercise my right to buy my property in Havering-atte-Bower off the council. I have a mortgage agreed with Yorkshire BS. Conveyancing is not something I have any knowledge of. 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 Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
I have instructed a Havering-atte-Bower solicitor having made sure that they are on the Skipton conveyancing panel. Does my lawyer arrange the survey of the property?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Havering-atte-Bower surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I have been on the look out for a flat up to £235,500 and found one round the corner in Havering-atte-Bower I like with open areas and railway links in the vicinity, however it's only got 61 remaining years left on the lease. I can't really find anything else in Havering-atte-Bower suitable, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a home loan the remaining unexpired lease term will be an issue. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.
Estate agents have just been given the go-ahead to market my garden apartment in Havering-atte-Bower. Conveyancing solicitors are to be appointed soon, however I have just received a yearly maintenance charge invoice – Do I pay up?
The sensible thing to do is clear the invoice as you normally would because all rents and service invoices should be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice 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 own a second floor flat in Havering-atte-Bower. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the amount due for a lease extension?
You certainly can. We can put you in touch with a Havering-atte-Bower conveyancing firm who can help.
An example of a Lease Extension case for a Havering-atte-Bower residence 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.
A conveyancing firm dealt with my conveyancing in Havering-atte-Bower 8 years past having archived my registration documents but has now closed – What can I do to retreive these?
Title deeds, as such, are no longer appropriate for most homes in Havering-atte-Bower are recorded electronically at Land Registry. Should you need to show evidence of proprietorship or are selling or refinancing your conveyancing practitioner can obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.