Unfortunately I am unable to travel far from Havering-atte-Bower. I would like to know the logic why all Havering-atte-Bower solicitors aren't automatically on all bank panels?
Even though it may seem unfair for lenders to restrict who can represent them, from the public’s or solicitor’s point of view, the the contrary view is that mortgage companies are increasingly anxious and feel it necessary to protect them against illegal activities. As a consequence of this concern banks have consolidated their conveyancing panel to a manageable size.
My nephew is about to exchange on a newly built flat in Havering-atte-Bower with a mortgage from Santander. His solicitor has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Santander conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Me and my partner are buying a flat in Havering-atte-Bower. It might be a silly question but how we can trust a conveyancer? On the day of competition we have to send money into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We are buying a 3 bedroom semi in Havering-atte-Bower. The intention is to an extension at the rear at the property.Will legal work on the property include checks to determine if these works are allowed?
Your conveyancer will review the deeds as conveyancing in Havering-atte-Bower will on occasion reveal restrictions in the title documents which prevent certain works or require the permission of another owner. Certain extensions need local authority planning consent and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
We had appointed conveyancing lawyers with offices in Havering-atte-Bower on the Lloyds solicitor approved list. They are now charging me a separate fee for dealing with the Lloyds mortgage. Is this an additional conveyancing fee specified by Lloyds?
As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your solicitor may levy a fee for this. This fee is not set by Lloyds but by your Havering-atte-Bower conveyancer. Some firms on the Lloyds panel will quote an ‘acting for lender’ fee but many practices include it on their overall fee.
I purchased a renovated Victorian house in Havering-atte-Bower. Conveyancing lawyer acted for me and Bank of Ireland. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold under the exact same property. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Havering-atte-Bower and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing solicitor who conducted the purchase.
I am purchasing a new build house in Havering-atte-Bower with a mortgage from Lloyds TSB Bank. The sellers would not budge the price so I negotiated £7000 of extras instead. The sale representative advised me not inform my conveyancer about the extras as it would impact my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
We expect to complete the disposal of our £175,000 flat in Havering-atte-Bower on Friday in a week. The landlords agents has quoted £384 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge an administration fee for a flat conveyance in Havering-atte-Bower?
Havering-atte-Bower conveyancing on leasehold flats ordinarily results in fees being levied by landlords agents :
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Addressing pre-exchange enquiries
Where consent is required before sale in Havering-atte-Bower
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I have had difficulty in seeking a lease extension in Havering-atte-Bower. Can this matter be resolved via the Leasehold Valuation Tribunal?
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 matter before the tribunal for a Havering-atte-Bower 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 related to 1 flat. The unexpired residue of the current lease was 57.5 years.