We were about to instruct a conveyancing solicitor in North Ockendon endorsed on your site but stumbled across alternative estimates on the internet seem less pricey – why is this?
You can find numerous solicitors advertising supposedly £99 conveyancing, yet more often than not supplementalfees end up with the closing fee mounting up beyond all recognition. Conveyancers are obliged to make sure that costs contained in terms of business should be honest and reasonable raised The law firms that we put forward for conveyancing in North Ockendon genuinely set out all costs for a domestic conveyancing matter.
Would the conveyancing lawyers via your comparison service execute attended exchange conveyancing in North Ockendon?
We do have a number of conveyancing experts carrying out one day exchanges. You should e-mail us to obtain a fee calculation and details as to dates.
Forgive me if this question is silly but I am unseasoned as FTB of a ground floor flat in North Ockendon. Do I pick up the keys to the property on completion from my conveyancer? If this is the case, I will use a High Street conveyancing solicitor in North Ockendon?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the seller's solicitors, and shortly after the monies have arrived, you should be able to pick up the keys from the Estate Agents and move into your new home. Usually this occurs early afternoon.
I am the sole beneficiary of my late mum's estate and I have everything in my name now, including the my former home in North Ockendon. Conveyancing formalities meant that the Land Registry date was in January. I now wish to sell up. I understand that there is a CML 6 month 'rule', which means that my proprietorship could be treated the same way as though I had purchased the house in January. Will no one buy the property for half a year?
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 affected by that. Some lenders would take a practical view as this provision primarily exists to capture the purchase and immediately sell or the flipping of property.
I am purchasing a property in North Ockendon. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Co-operative be concerned?
Given that you are obtaining a mortgage with Co-operative your lawyer must follow the conveyancing requirements outlined in Part 2 of UK Finance Lenders’ Handbook for Co-operative. The CML Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Co-operative where a lease fails to comply with these conditions. The requirements relate to the installation of panels on properties in England and Wales and is not restricted to North Ockendon.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. North Ockendon is where the house is located. What do you suggest?
Flying freeholds in North Ockendon are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside North Ockendon you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in North Ockendon may determine 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 property.
Last August I purchased a leasehold property in North Ockendon. Do I have any liability for service charges relating to a period prior to completion of my purchase?
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 ensure 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).
I own a a ground floor purpose built flat in North Ockendon. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the amount due for a lease extension?
You certainly can. We can put you in touch with a North Ockendon conveyancing firm who can help.
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 was in relation to 1 flat. The unexpired term as at the valuation date was 57.5 years.
Me and my fiance are soon to exchange on the purchase a house in North Ockendon but as a result of damage from the recent storms I have agreed recompense from the vendor of £3k in the form of a deduction in the price. I had intended this to be dealt with as part of the conveyancing process yet my lender will not permit this. Should they have been approached?
Any lawyer being on the lender conveyancing panel is duty bound to disclose to the mortgage company of any changes to the purchase figure. If you prohibit your conveyancing practitioner to report the reduction to your mortgage company then they would have to disinstructing themselves from acting for you and the lender.