I am obtaining a mortgage offer from Lloyds. I hope to retain the legal services of a Licensed Conveyancer in South Hornchurch. Does the Lloyds Solicitor panel exclude conveyancers regulated by the CLC?
The Lloyds conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
It is is a decade since I bought my home in South Hornchurch. Conveyancing solicitors have recently been instructed on the sale but I can't track down the deeds. Is this a problem?
Don’t worry too much. Firstly the deeds may be with the mortgage company or they may be in the possession of the lawyers who acted in your purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. The vast majority of conveyancing in South Hornchurch involves registered property but in the rare situation where your property is not registered it adds to the complexity but is not insurmountable.
It has been 3 months since my purchase conveyancing in South Hornchurch took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. 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 asset 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.
How does conveyancing in South Hornchurch differ for new build properties?
Most buyers of new build property in South Hornchurch contact us having been asked by the developer to exchange contracts and commit to the purchase even before the property is completed. This is because house builders in South Hornchurch tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in South Hornchurch or who has acted in the same development.
I am looking for a leasehold apartment up to £245,000 and identified one near me in South Hornchurch I like with open areas and transport links nearby, however it only has 52 years unexpired on the lease. There is not much else in South Hornchurch suitable, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a home loan the shortness of the lease will likely be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
We're FTB’s - had an offer accepted, yet the agent informed us that the owners will only go ahead if we appoint their recommended conveyancers as they need an ‘expedited deal’. Our preferred option is to instruct a local conveyancer used to conveyancing in South Hornchurch
It is unlikely the sellers are behind this. If they require ‘a quick sale', taking such a hostile approach to a genuine purchaser is going to damage their objectives. Speak to the owners direct and make the point that (a)you are motivated purchasers (b)you are ready to go, with finances in place © you have nothing to sell (d) you wish to move quickly (e)but you will continue to use your own,trusted South Hornchurch conveyancing solicitors - rather thanthe ones that will give the negotiator at the agency a commission or meet his conveyancing thresholds demanded by senior management.