My wife and I are hoping to purchase a property in South Hornchurch and have instructed a South Hornchurch conveyancing firm. Within the last couple of days our solicitor has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Norwich and Peterborough Building Society have this afternoon contacted us to inform me that there is now an issue as our South Hornchurch conveyancer is not on their approved list of lawyers. What do we do from here?
If you are buying a property requiring a mortgage it is conventional for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own South Hornchurch solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
At what point does exchange of contracts happen for sale conveyancing in South Hornchurch and do I need to be at the conveyancers branch?
If you are in close proximity to our conveyancing solicitors in South Hornchurch you are welcome to attend to sign contracts. However, the law practices we work with offer a national conveyancing service and provide as equally comprehensive and professional a job for you when dealing with you by post or email. The executing of the contract is not the point of no return. Signing on the dotted line is just a prerequisite for the conveyancer to address the formalities at the appropriate time, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in South Hornchurch)to be in the office available at the end of the phone to exchange contracts.
My wife and I are selling our property in South Hornchurch and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any local conveyancer would know this is not the case. It does beg the question why the buyers are using a factory type conveyancing firm as opposed to a conveyancing solicitor in South Hornchurch. We have lived in South Hornchurch for many years we know of no issue. Do we get in touch with our local Authority to get confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
Given that I will soon part with over three hundred thousand on a garden flat in South Hornchurch I would like to have a conversation with the conveyancer concerning theconveyancing prior to instructing the firm. Is this something that you can arrange?
We could not agree more - we would be pleased to talk to you we do not take any clients on without you first talking to the solicitor who will be carrying out your property ownership legalities in South Hornchurch.There is no ‘factory style conveyancing’ - every client is unique person, not a file number. The solicitors that we put you in touch with believe that the figure you are provided with for your conveyancing in South Hornchurch should be the figure that you are charged.
We're novice buyers - had an offer accepted, yet the property agent advised that the owners will only issue a contract if we instruct the agent's recommended lawyers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a local solicitor with experience of conveyancing in South Hornchurch
We suspect that the seller is not behind this request. Should the owner desire ‘a quick sale', alienating a genuine purchaser is is going to put the whole deal at risk. Try to communicate with the sellers directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)but you will continue to appoint your own,trusted South Hornchurch conveyancing solicitors - not the ones that will provide the estate agent a kickback or hit his conveyancing targets demanded by HQ.
Having had my offer accepted I require leasehold conveyancing in South Hornchurch. Before diving in I require certainty as to the number of years remaining on the lease.
Assuming 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.
My wife and I have hit a brick wall in trying to purchase the freehold in South Hornchurch. Can the Leasehold Valuation Tribunal adjudicate on premiums?
in cases where there is a missing landlord or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to make a decision on the price payable.
An example of a Lease Extension case for a South Hornchurch premises 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 related to 1 flat. The unexpired lease term was 57.5 years.