Why would I use a South Ockendon conveyancing firm when web based conveyancers are so much cheaper?
By all means make sure that you get 2 or 3 like-for-like quotes for conveyancing costs in South Ockendon and you should seek a competitive fee calculation but don’t be focused with getting the lowest priced South Ockendon conveyancer. Appointing the right conveyancer can mark the difference between a smooth and a frustrating move. You need to ensure that you have expert advice from an experienced conveyancer. An e-mail can never be as helpful as a telephone discussion and are no substitute for a face to face meeting. Our partner firms will appoint you a qualified and top rated conveyancing solicitor who can handle your conveyancing from beginning to end, providing a level of hand holding that you are unlikely to received from an internet conveyancer. Our lawyers will keep you updated on progress making sure that you are ensuring that you are updated at regular intervals. Should it ever be necessary to contact the office you will know who you need to speak to and we'll be sure you are in the know.
Why do I have to pay up front for my conveyancing in South Ockendon?
If you are buying a property in South Ockendon your lawyer will ask you to provide them with funds to cover the search fees. Ordinarily this is requested to cover the fees of the conveyancing searches. If any deposit is as part of the total price then this will be required immediately in advance of exchange of contracts. The final balance that is due will be payable a couple of days ahead of the day of completion.
I am the only recipient of my late grandmother’s estate and I have everything in my name alone, including the my former home in South Ockendon. Conveyancing formalities meant that the Land Registry date was in November. I want to move. I understand that there is a CML 6 month 'rule', meaning my property ownership may be treated the same way as if I'd bought the house in November. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. How practical a view mortgage companies take of it, depend on the mortgage company as this clause is chiefly there to pick up on subsales or the wholesaling and assigning of property.
When it comes to mortgage companies such as Coventry BS, do South Ockendon conveyancing practitioners incur a yearly amount to be on the list of approved solicitors?
We are unaware of any mortgage company fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
Is there a list of Nationwide panel conveyancers in South Ockendon on the Building Society Association’s Website?
No. There is no such directory service on the CML or Building Society Association websites. A small selection of lending institutions make their panel listings open the public over the internet. If you are in need of a South Ockendon solicitor on the Nationwide please make the most of our facility.
It has been four months since my purchase conveyancing in South Ockendon completed. I have checked the Land Registry website which shows that I paid £175,000 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 premises 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've recently found out that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. South Ockendon is the location of the property. Can you shed any light on this issue?
Flying freeholds in South Ockendon are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in South Ockendon you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in South Ockendon may decide 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 residence.
Having checked my lease I have discovered that there are only 62 years left on my lease in South Ockendon. I now wish to extend my lease but my landlord is absent. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. However, you will be required to demonstrate that you have done all that could be expected to locate the freeholder. In some cases a specialist would be useful to conduct investigations and to produce a report which can be used as proof that the landlord is indeed missing. It is wise to seek advice from a solicitor in relation to proving the landlord’s disappearance and the vesting order request to the County Court overseeing South Ockendon.
Having spent months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in South Ockendon. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a missing freeholder or if there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the LVT to calculate the sum to be paid.
An example of a Lease Extension case for a South 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 term as at the valuation date was 57.5 years.