We went with a high street solicitor for our conveyancing in Mile End recently. Upon checking the official terms of business it is apparent thatwe are liable for fees even if our purchase doesn't happen. Should I go with them or use a web based firm offering no-sale-no-fee conveyancing in Mile End?
It is usually ‘give and take’ in that if "No Sale No Fee" is available then the fee levels will generally be more expensive to counteract those transactions that do not go ahead. Please beware that these schemes rarely protect you from expenses e.g. Mile End conveyancing search costs.
I am acquiring a house mortgage free in Mile End. I have been residing for the last Seventeen years in Mile End. Conveyancing searches are a lot of money. As I know the area and road intimately must I have all the conveyancing searches?
Provided that you do not need a mortgage, then all but one or two of the Mile End conveyancing searches are optional. Your solicitor will ’encourage you, perhaps strongly, that you should have searches completed, but she is duty bound to do this. One thing to take into account; if you are going to sell the house at a future date, it could be of importance to your future buyer what the searches reveal. On occasion premises with apparent issues can still throw up detrimental search results. A good conveyancing solicitor in Mile End should be able to give you some helpful guidance concerning this.
Having sold my house in Mile End last April yet the purchaser is calling me complaining that their conveyancer is waiting to hear from mine. What should have happened following completion?
After completion of your sale your conveyancer should forward the transfer documentation and all supplemental paperwork to the buyer’s lawyers. Where appropriate, your conveyancer must also send confirmation that the home loan has been paid off to the buyers solicitors. There is unlikely to be post completion tasks specific conveyancing in Mile End.
I acquired my flat on 13 July and my personal details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Mile End advises it should be recorded inside ten days. Are properties in Mile End uniquely lengthy to register?
As far as conveyancing in Mile End registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timeframes can adjust according to who lodges the application, whether it is in order and whether the Land registry need to notify any third persons or bodies. At present roughly three quarters of such applications are fully dealt with within 12 days but occasionally there can be extensive delays. Registration is effected once the new owner is living at the premises thus post completion formalities is not usually top priority yet where there is a degree of urgency associated with the registration then you or your conveyancer can communicate with the Registry to express the reasoning for an expedited registration.
Should I appoint a Mile End conveyancing practitioner in close proximity to the house I am buying? I have an old university friend who can conduct the legal work however they are based 300kilometers away.
The benefit of a local Mile End conveyancing practice is that you can drop in to execute paperwork, deliver your ID and pester them if necessary. They will also have local intelligence which is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and on the whole were happy that must trump using an unfamiliar Mile End conveyancing solicitor solely due to them being local.
Do you have any top tips for leasehold conveyancing in Mile End from the perspective of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Mile End can be reduced where you instruct lawyers the minute your agents start marketing the property and ask them to put together the leasehold information needed by the buyers’ solicitors. The majority of landlords or Management Companies in Mile End charge for providing management packs for a leasehold home. You or your lawyers should find out the fee that they propose to charge. The management pack can be applied for on or before finding a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most common cause of delay in leasehold conveyancing in Mile End. If you have carried out any alterations to the premises would they have required Landlord’s approval? In particular have you laid down wooden flooring? Mile End leases often stipulate that internal structural changes or addition of wooden flooring require a licence from the Landlord consenting to such changes. If you fail to have the approvals in place you should not communicate with the landlord without checking with your conveyancer first. A minority of Mile End leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain bank and professional references. Any bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors. If you have had conflict with your freeholder or managing agents it is very important that these are resolved prior to the flat being put on the market. The buyers and their solicitors will be reluctant to purchase a property where there is an ongoing dispute. You may need to swallow your pride and discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is clearly preferable to present the dispute as historic as opposed to unsettled.
I have attempted and failed to negotiate with my landlord for a lease extension without success. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Mile End conveyancing firm to help?
if there is a missing freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to judgment on the price.
An example of a Freehold Enfranchisement case for a Mile End flat 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.