We are purchasing a house and need a conveyancing solicitor in North Ockendon who is on the Bank of Ireland solicitor panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in North Ockendon.
I purchased my apartment on 5 June and my personal details are still not registered. Should I be concerned? My conveyancing solicitor in North Ockendon expressed confidence that it would be registered inside ten days. Are properties in North Ockendon uniquely lengthy to register?
There is nothing unique about conveyancing in North Ockendon registration formalities. As opposed to being determined by geographic area, timescales can adjust according to who lodges the application, whether there are errors and if the Land registry communicate with any third parties. As of today in the region of three quarters of submission are fully dealt with within 12 days but occasionally there can be protracted delays. Historically registration takes place after the buyer has moved in to the property so registration formalities is not usually primary concern yet if it is urgent that the the registration takes place urgently then you or your solicitor should communicate with the Registry to express the reasoning for the application to be prioritised.
I am purchasing my first flat in North Ockendon with a loan from Godiva Mortgages Ltd. The sellers refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent suggested that I not disclose to my conveyancer about this deal as it could put at risk my loan with Godiva Mortgages Ltd. 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.
I opted to have a survey done on a property in North Ockendon prior to retaining solicitors. I have been advised that there is a flying freehold overhang to the house. Our surveyor has said that some banks will not give a loan on such a house.
It depends who your proposed lender is. Santander has different instructions from Nationwide. If you call us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in North Ockendon. Conveyancing may be slightly more expensive based on your lender's requirements.
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).
Having spent 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?
You certainly can. We are happy to put you in touch with a North Ockendon conveyancing firm who can help.
An example of a Lease Extension case 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 affected 1 flat. The unexpired lease term was 57.5 years.
How does one as executor remove a departed person's name from the title deeds for a house in North Ockendon?
If a North Ockendon property is jointly owned and one of the owners passes away, the name will not immediately be removed from the title deeds. It is not necessary to remove their name as when it comes to a disposal your lawyer would just need to supply proof why the other owner is not included in the conveyance, normally this is in the form of a grant of probate.
With the aim of making things more straight forward in the future you may arrange to have the deceased party removed from the title by applying to HMLR with evidence of the death. There is no land registry fee payable.