Are you able to vouch for a Coventry Building Society sanctioned North Ockendon conveyancing solicitor who can have us moved in within less than a month? Would it be better to use a high street North Ockendon solicitor or a nationwide conveyancer?
We can recommend some very good North Ockendon conveyancing firms. Another option is to visit the main road in North Ockendon. Go in to a couple of firms and request to speak with a conveyancing solicitor for a quote. Explain your requirements together with the reasons and ask for an assurance on your deadline. Choose the one that appears most efficient.
We wanted to use a conveyancing solicitor in North Ockendon for our house purchase. Our broker informed us that our mortgage lenders Nationwide Building Society won't deal with them. Surely this is unduly restrictive?
Pre- 2008 most banks had an appetite for risk which was higher than today. Almost all North Ockendon conveyancing firms would have been on most lender panels. The financial services regulator in 2010 carried out a thematic review into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more data from law firms relating to their operations and the individuals who work for them as well as set certain criteria such a completing on a minimum volume of transactions. Many North Ockendon conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. North Ockendon is amongst the thousands of locations where the solicitors we list are on the panel for Nationwide Building Society.
Me and my brother purchased a renovated Victorian house in North Ockendon. Conveyancing lawyer acted for me and Clydesdale. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold under the exact same address. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in North Ockendon and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with your conveyancing lawyer who conducted the conveyancing.
I am looking for a flat up to £245,000 and found one round the corner in North Ockendon I like with amenity areas and station in the vicinity, however it only has 51 remaining years left on the lease. I can't really find anything else in North Ockendon suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a mortgage the remaining unexpired lease term will be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this.
How can the Landlord & Tenant Act 1954 affect my business property in North Ockendon and how can you help?
The particular law that you refer to affords a safeguard to business tenants, granting the a statutory right to make a request to court for a continuation of occupancy at the end of the lease term. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act for protection and help with commercial conveyancing in North Ockendon
Last July I purchased a leasehold house in North Ockendon. Do I have any liability for service charges for periods before completion of my purchase?
In a situation 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 have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a North Ockendon conveyancing firm to assist?
Most definitely. We are happy to put you in touch with a North Ockendon conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal 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.