Do the conveyancing solicitors that you recommend handle attended exchange conveyancing in Snaresbrook?
There are a few conveyancing specialists who can conduct 24hr exchanges. Do call us to get a conveyancing quote and details as to dates.
My grandfather passed away six months ago and as sole heir and executor I was left the house in Snaresbrook. The house had a small mortgage left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Skipton, pay off the mortgage. Is this allowed?
Given you intend to refinance then Skipton will insist on your using a conveyancer on the Skipton conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Skipton conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Skipton mortgage is registered as a charge at the Land Registry.
I have today made my last payment due on my mortgage with Aldermore. I assume I don't need a Snaresbrook solicitor on the Aldermore panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Aldermore 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 Aldermore mortgage from the register. Aldermore, 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 Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
I currently have a mortgage with Aldermore for my property in Snaresbrook. Conveyancing was finalised months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Aldermore?
You must advise Aldermore in advance of letting out your property as this is likely to be a breach of Aldermore’s mortgage conditions. It may be that Aldermore will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. It should not be necessary to do this via a Aldermore conveyancing panel lawyer.
Our offer on a property in Snaresbrook has been accepted, the sellers do nevertheless have a connected purchase. The sellers have put an offer on somewhere, however it’s not yet tied up, and have viewings of other properties booked. I have chosen a local conveyancing solicitor in Snaresbrook. What do I do now? When should I get the mortgage application with Lloyds started?
It is usual to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of £1k, then survey, Snaresbrook conveyancing search charges, etc). The first thing to do is check that your conveyancing practitioner is on the Lloyds conveyancing panel. Concerning the subsequent stages this very much dictated by the specifics of your case, motivation for the property and on the state of the market. In a buoyant market some home buyers would apply for the mortgage with Lloyds and arrange for the valuation and only if it comes back ok would they pay their solicitor to proceed with the conveyancing in Snaresbrook.
Various online forums that I have come across warn that are the main reason for obstruction in Snaresbrook house deals. Is this right?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of delays in the conveyancing process. Searches are unlikely to be the root cause of delay in conveyancing in Snaresbrook.
It has been 2 months since my purchase conveyancing in Snaresbrook took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am a negotiator for a long established estate agency in Snaresbrook where we have experienced a number of leasehold sales put at risk as a result of short leases. I have been given conflicting advice from local Snaresbrook conveyancing solicitors. Could you confirm whether the owner of a flat can instigate the lease extension formalities for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
We have reached the end of our tether in trying to reach an agreement for a lease extension in Snaresbrook. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most definitely. We are happy to put you in touch with a Snaresbrook conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Snaresbrook flat is 36 New Wanstead in August 2010. The Tribunal arrived at a valuation of the premium for the freehold of £22,359. This case affected 2 flats. The remaining number of years on the lease was 73.92 years.