I have given 2 months notice to my existing landlord and must be out of my rented flat in North Ockendon by 2/1/2025. Conveyancing for my house purchase has just started. Is it possible to complete in three weeks as I wish to avoid having to find temporary accommodation?
The normal practice is not to provide notice for your tenancy unless your lawyer suggests that you should. If you have not previously done so, speak to your lawyer and urge them to they cajole the owners solicitors, try to get a realistic time scale from them that all parties will look towards
Do I need to attend the offices of the solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in North Ockendon so that I can pop in to their offices when needed.
As opposed to twenty years ago, almost all banks no longer oblige their conveyancing panel solicitor to witness the borrowers signature. It will still be necessary for you to hand over ID documents and there are still distinct advantages to instructing a locally based ayer, in your situation a conveyancing solicitor in North Ockendon.
Can I be sure that the North Ockendon conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in North Ockendon seeking recommendations is a good starting point. 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 suggest that you speak with the solicitor conducting your transaction.
I am expecting a OIP from TSB this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do TSB recommend any North Ockendon solicitors on the TSB conveyancing panel, or is it better to go independently?
You will need to appoint North Ockendon solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.
I have paid off my mortgage with Clydesdale. I assume I don't need a North Ockendon property lawyer on the Clydesdale panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Clydesdale 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 Clydesdale mortgage from the register. Clydesdale, 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 Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
I am close to exchanging contracts on the sale of our house in North Ockendon and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any local lawyer would know this is not the case. It does beg the question why the purchasers are using a nationwide conveyancing practice rather than a conveyancing solicitor in North Ockendon. We have lived in North Ockendon for many years we know that this is a non issue. Should we contact our local Authority to get confirmation need.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
As co-executor for the will of my grandfather I am selling a property in Swansea but reside in North Ockendon. My solicitor (based 260 kilometers awayhas requested that I sign a statutory declaration ahead of completion. Could you suggest a conveyancing practitioner in North Ockendon who can witness and place their company stamp on the document?
strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are located in North Ockendon
What are your top tips when it comes to appointing a North Ockendon conveyancing firm to deal with our lease extension?
When appointing a property lawyer for your lease extension (regardless if they are a North Ockendon conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you talk with several firms including non North Ockendon conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be useful:
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How familiar is the practice with lease extension legislation? How many lease extensions have they conducted in North Ockendon in the last twenty four months?
We have reached the end of our tether in seeking a lease extension in North Ockendon. Can this matter be resolved via the Leasehold Valuation Tribunal?
Where there is a absentee freeholder or where there is dispute about what the lease extension should cost, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to make a decision on the premium.
An example of a Lease Extension case for a North Ockendon property 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.