Why do I have to pay up front when it comes to conveyancing in Newham?
Where you are retaining lawyers for conveyancing in Newham your solicitor will request that you put them with monies to cover the search fees. This will be the total of the cost of the conveyancing searches. If any deposit is as part of the purchase price then this should be asked for immediately in advance of contracts are exchanged. Any further balance that is due will be payable a few days ahead of the completion date.
We are purchasing a house and the conveyancer has raised the issue of Chancel Repair for which the property may be obligated to pay as it falls into the area of such a church. She has suggested insurance. Is this strictly required for conveyancing in Newham
Unless a previous purchase of the property completed after 12 October 2013 you can expect conveyancing practitioners delivering conveyancing in Newham to continue to advocate a chancel search and or chancel repair liability insurance.
It has been five months since my purchase conveyancing in Newham took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I have been pointed in your direction by a few property agents in Newham to choose a conveyancer using your seach tool. Is there a financial inducement for Estate Agents to offer your lawyers rather than a competitor’s?
We don’t make any financial incentive for directing people our way. We thought it would be too underhand a fee as home movers will think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
Last January I purchased a leasehold flat in Newham. Do I have any liability for service charges relating to a period prior to my ownership?
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. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure 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).
After years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Newham. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Absolutely. We can put you in touch with a Newham conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Newham property is 46 Credon Road in January 2014. On 11 September 2013 Deputy District Judge Price sitting at the Bow County Court made a vesting order that the freeholder surrender his lease and be granted a new lease of the Premises on such terms as may be determined by the First Tier Tribunal (Property Chamber).The appropriate sum as concluded by the Tribunal was £7225 This case affected 1 flat. The unexpired term as at the valuation date was 69.77 years.
I am an executor of my recently deceased aunt’s Will, with a house in Newham which is to be marketed. The property is unregistered at HMLR and I'm told that some estate agents will insist that it is done before they'll move forward. What's the mechanism for this?
In the situation you refer to it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.