We were about to instruct a conveyancing solicitor in North Ockendon recommended by you but stumbled across some other estimates via the web appear cheaper – how come?
There are plenty of conveyancing organisations promoting supposedly cheap conveyancing, but supplementalfees end up with the closing bill being escalated. According to the Legal Ombudsman fees set out in terms of engagement should be equitable raised The law firms that we put forward for conveyancing in North Ockendon genuinely set out all legal fees for a standard conveyancing case.
Would the conveyancing solicitors listed on your site execute conveyancing in North Ockendon by way of an attended exchange?
There are a few conveyancing specialists carrying out one day exchanges. You should contact us to secure a costs illustration and details as to availability.
This question may be naive but I am new to the home buying as FTB of a two bedroom flat in North Ockendon. Do I collect the keys to the premises on the completion date from my lawyer? If this is the case, I will use a local conveyancing solicitor in North Ockendon?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the seller's lawyers, and once they have received this, you will be able to collect the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.
I am the single recipient of my late mum's estate and I have everything in my name now, including the house in North Ockendon. Conveyancing formalities meant that the Land Registry date was in January. I now wish to sell up. I do know about the CML six month 'rule', meaning my proprietorship may be considered the same way as though I had purchased the house in January. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. How practical a view mortgage companies take of it, depend on the mortgage company as this obligation is principally there to capture the purchase and immediately sell or the flipping of property.
We have agreed to purchase a house in North Ockendon. A rare aspect is that the roof has a solar panel. UBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with UBS your lawyer must follow the formal requirements outlined in Section 2 of UK Finance Lenders’ Handbook for UBS. The Council of Mortgage Lenders’ Handbook includes minimum provisions for solar panel roof-space leases, and lawyers are required to report to UBS where a lease does not satisfy these requirements. The conditions relate to the installation of panels on properties in England and Wales and is not restricted to North Ockendon.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. North Ockendon is where the house is located. Can you offer any opinion?
Flying freeholds in North Ockendon are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in North Ockendon you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in North Ockendon may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I've recently bought a leasehold flat in North Ockendon. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous owner 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. It is an essential part 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 dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in North Ockendon. Can we issue an application to the Residential Property Tribunal Service?
Where there is a missing freeholder or if there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the LVT to assess the premium.
An example of a Lease Extension decision for a North Ockendon 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 number of years remaining on the existing lease(s) was 57.5 years.
Me and my wife are expecting to exchange buying a property in North Ockendon but as a result of wreckage from the recent storms I have agreed recompense from the seller of £3k taking the form of a reduction in the price. This was going to be dealt with as part of the conveyancing process but the lender will not permit this. Should they have been notified?
Your property lawyer being on a lender approved list is required to inform the lender of any changes to the sale amount. If you prohibit your solicitor to disclose the price change to your bank then they would have to discontinue acting for you and the mortgage company.