Having been recommended your organisation we were going to appoint conveyancing solicitor in Limehouse endorsed using your comparison tool but have come across alternative fee calculations on the internet look less expensive – how come?
You can find hundreds of conveyancers marketing theoretically looks to be the cheapest conveyancing in Limehouse. We suggest that you think twice about how much you respect your own move to you are willing to take 'cheap' risks with regard to the standard of the legal work. Many of them accentuate a budget fee to grab your attention but conceal additional fees in the fine print..
We're in Limehouse, First time buyers buying with a mortgage (lender is RBS , and our lawyer is on the RBS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the RBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Can I be sure that the Limehouse conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in Limehouse obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer handling your conveyancing.
I have paid off my mortgage with Co-operative. I assume I don't need a Limehouse lawyer on the Co-operative panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
My sealed bid on a semi in Limehouse has been agreed to, but there is a chain. The vendors have placed an offer on somewhere, however it’s not yet tied up, and have viewings of other properties booked. I have instructed a local conveyancing solicitor in Limehouse. What should be my next step? When do I get the mortgage application with Coventry BS started?
It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx one thousand pounds, then valuation, Limehouse conveyancing search fees, etc). First, you must check that your lawyer is on the Coventry BS approved list. Regarding the subsequent stages this very much depends on the uniqueness of your case, motivation for this property and on the state of the market. In a rising market some home buyers would apply for a home loan with Coventry BS and pay for the valuation and only if it comes back ok would they pay their property lawyer to proceed with searches.
I have a semi-detached Edwardian house in Limehouse. Conveyancing solicitor represented me and Coventry Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold under the matching address. Is it worth asking Coventry Building Society to clarify?
You need to read 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 Limehouse and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with the conveyancing solicitor who completed the work.
I've recently bought a leasehold property in Limehouse. Do I have any liability for service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have attempted and failed to negotiate with my landlord to extend my lease without success. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Limehouse conveyancing firm to act on my behalf?
if there is a missing landlord or if there is disagreement about the premium for a lease extension, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to assess the premium.
An example of a Freehold Enfranchisement matter before the tribunal for a Limehouse residence is 26 Rhondda Grove in June 2009. The net price payable by the leaseholders as determined by the Tribunal was £3,015.13. This comprised £11,300 premium for the reversion less £8,284.87 costs as ordered by the County Court.
Our offer on house in Limehouse was accepted, the owner does however have an associated purchase. The sellers have offered on on an apartment, but it’s not been accepted yet, and are looking at other properties booked. I have instructed a local conveyancing solicitor in Limehouse. What do I do now? At what stage do I apply for the mortgage with Co-operative?
It is usual to have apprehensions where there is an associated chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of £1k, then survey, Limehouse conveyancing search fees, etc). First, you should check that your lawyer is on the Co-operative conveyancing panel. Concerning the next stages this very much dictated by the circumstances of your case, desire for the property and on the state of the market. In a buoyant market many home buyers would apply for a home loan with Co-operative and arrange for the valuation and only if it comes back ok would they ask their conveyancing practitioner to press on with searches.