I hired a South Hornchurch based firm for my conveyancing in South Hornchurch recently. Reviewing the Terms and Conditions it is apparent thatwe are liable for charges even where the transaction does not complete. Would I be best advised to choose a web based conveyancing brokerage promising no-sale-no-fee conveyancing in South Hornchurch?
Generally there is a concession along the lines that if "No Sale No Fee" is advertised then the fee levels will tend to be be higher to neutralise those transactions that fail to complete. Also remember that such deals generally do not cover outlay e.g. South Hornchurch conveyancing search expenses.
We have a mortgage agreed in principle with RBS. South Hornchurch conveyancing practitioners are instructed. How long does it take for RBS to send the offer to the conveyancer?
There is no definitive answer here. Have RBS completed the survey? Have you advised RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local South Hornchurch solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own South Hornchurch surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Our offer on a detached house in South Hornchurch has been agreed to, the sellers do nevertheless have a tied purchase. The sellers have put an offer on a flat, but it’s not been accepted yet, and have viewings of other properties in the pipeline. I have selected a local conveyancing solicitor in South Hornchurch. What do I do now? At what stage should I apply for the mortgage with TSB?
It is normal to have concerns where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of £1k, then survey, South Hornchurch conveyancing search charges, etc). The first thing to do is ensure that your conveyancing practitioner is on the TSB approved list. Regarding the next phase this very much depends on the specifics of your transaction, attraction to the property and on the state of the market. In a buoyant market many purchasers will apply for a home loan with TSB and pay for the valuation and only if it comes back ok would they request their conveyancer to press on with searches.
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. South Hornchurch is where the house is located. Can you offer any opinion?
Flying freeholds in South Hornchurch are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside South Hornchurch you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in South Hornchurch 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 premises.
Do I need to be concerned about brokers that I am dealing with are suggesting a factory type conveyancing firm rather than a High Street South Hornchurch conveyancing practice?
As is the case with lots of service providers, often input from family and friends can be most helpful. But there are numerous people with a keen interest in a conveyancing deal; estate agents, financial adviser and mortgage companies might all recommend conveyancers to retain. On occasion the conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there exists a commercial relationship behind the endorsement. You have the discretion to choose your own lawyer. However, bear in mind that most lenders have an approved list of law firms you have to use for the mortgage related work in your house move.
I need to instruct a conveyancing solicitor in South Hornchurch for my remortgage. Is there any facility to review a solicitor's record with the profession’s regulator?
Anyone may see presented Solicitor Regulator Association (SRA) determinations resulting from inquisitions started on or after Jan 2008. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The regulator sometimes monitor call for training reasons.
I am in need of some leasehold conveyancing in South Hornchurch. Before diving in I would like to find out the unexpired term of the lease.
If the lease is recorded at the land registry - and most are in South Hornchurch - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have given up trying to reach an agreement for a lease extension in South Hornchurch. Can this matter be resolved via the Leasehold Valuation Tribunal?
if there is a missing freeholder or where there is disagreement about the premium for a lease extension, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the amount due.
An example of a Lease Extension matter before the tribunal for a South Hornchurch 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.