Souldusing a Stratford conveyancing practice make the ownership transfer easier?
In the main conveyancing practitioners in your area will enjoy strong connections with your local authority, which could help with your Stratford conveyancing searches that your solicitor will need to carry out. It can only be a plus if they have strong relationships with the Land Registry in your area Stratford, other property lawyers in the location and Stratford Estate Agents.
Me and my partner are buying a flat in Stratford. It might be a silly question but how we can trust a solicitor? On completion day we have to send our life savings into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
When it comes to mortgage companies such as UBS, do Stratford lawyers have to pay a yearly amount to be on the list of approved solicitors?
We are unaware of any bank fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
After shopping around on the internet I have found a Stratford lawyer having checked that they are on the Clydesdale conveyancing panel. Does my lawyer arrange the survey of the property?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale 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. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Stratford postcode. As you are getting a mortgage with Clydesdale, you could contact them to see if they have a list of approved surveyors in Stratford.
Various web forums that I have visited warn that are a common reason for obstruction in Stratford house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) released findings of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays in the conveyancing process. Local searches are not likely to be the root cause of holding up conveyancing in Stratford.
I am purchasing a new build house in Stratford with a mortgage from TSB. The builders would not move on the price so I negotiated £7000 of additionals instead. The estate agent told me not to tell my lawyer about this side-deal as it would impact my loan with TSB. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am a sole trader looking to take an assignment of a lease of a shop on the high street. Can you recommend lawyers offering no-move-no costs for non-domestic conveyancing in Stratford for less than £1,200?
We can recommend firms who have specialist knowledge of commercial conveyancing in Stratford, including the sale and acquisition of businesses as well as simply property. Whether you are looking to acquire or lease a shop, pub, restaurant, office, retail premises or a complete business we can put you in touch with the right firm. As for the fees these will vary based on the structure and heads of terms of the deal. Please provide us with your contact information or phone so as to enable us to provide you with a detailed commercial conveyancing quote.
Can you provide any advice for leasehold conveyancing in Stratford from the perspective of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Stratford can be bypassed if you get in touch lawyers the minute your agents start advertising the property and ask them to collate the leasehold information needed by the purchasers’ lawyers. If you hold a share in a the freehold, you should make sure that you are holding the original share document. Obtaining a duplicate share certificate is often a time consuming process and delays many a Stratford home move. If a reissued share is needed, do contact the company officers or managing agents (if relevant) for this at the earliest opportunity. A minority of Stratford leases require Licence to Assign from the landlord. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers. The majority of landlords or Management Companies in Stratford charge for supplying management packs for a leasehold premises. You or your lawyers should find out the fee that they propose to charge. The management pack sought as soon as you have a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most common reason for delay in leasehold conveyancing in Stratford.
Having spent months of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Stratford. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a missing landlord or if there is disagreement about what the lease extension should cost, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to judgment on the premium.
An example of a Freehold Enfranchisement case for a Stratford residence is 12 Nutfield Road in July 2014. the Tribunal judged that the price to be paid by the applicants for the freehold interest should be £19,572 This case affected 2 flats. The unexpired residue of the current lease was 72.02 years.