How do I check that the solicitor carrying out my conveyancing in Upminster is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Godiva Mortgages Ltd thus spending £192.00 in another set of legal fees.
Feel free to take advantage of the find a conveyancing panel solicitor tool on this page. Pick the lender and type ‘Upminster’ or your location and you will see a number of lawyer based in Upminster or near you.
I am selling our house in Upminster and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any high street Upminster lawyer would know this is not the case. It does beg the question why the buyers used a national conveyancing practice rather than a conveyancing solicitor in Upminster. Having lived in Upminster for 4 years we know that this is a non issue. Should we get in touch with our local Authority to obtain confirmation that there is no issue.
It would appear that you have a conveyancing lawyer already. What do they say? You should check with 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 health insurance to cover that same sickness)
How does conveyancing in Upminster differ for newly converted properties?
Most buyers of new build premises in Upminster approach us having been asked by the builder to sign contracts and commit to the purchase even before the residence is completed. This is because builders in Upminster typically acquire the real estate, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Upminster or who has acted in the same development.
I am looking for a leasehold apartment up to £235,500 and identified one round the corner in Upminster I like with open areas and railway links in the vicinity, however it only has 61 years on the lease. There is not much else in Upminster in this price bracket, so just wondered if I would be making a mistake buying a short lease?
Should you need a home loan the shortness of the lease will be a potential deal breaker. Discount the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for at least 2 years you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.
Estate agents have just been given the go-ahead to market my basement flat in Upminster. Conveyancing solicitors are to be appointed soon, however I have recently had a quarterly service charge invoice – should I leave it to the buyer to sort out?
The sensible thing to do is pay the maintenance contribution as usual given that all ground rent and service invoices will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
After months of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Upminster. Can we issue an application to the Residential Property Tribunal Service?
Absolutely. We can put you in touch with a Upminster conveyancing firm who can help.
An example of a Lease Extension decision for a Upminster residence 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 remaining number of years on the lease was 57.5 years.
I bought a house in Upminster last 29/12/2023 and to date it is still not registered with the Land Registry. It is part of a development site and my lawyer told me that it may take one year to complete the registration formalities. I have called HMLR directly and they say that the initial application was cancelled due to questions not being addressed in time. Should I be concerned?
It is your solicitor that you really need to turn to here in order to satisfy any issues which have been raised as part of the registration formalities for your Upminster property. Normal Upminster conveyancing practice includes an undertaking on the part of the seller's conveyancer that they will assist in resolving any registration raised by HMLR so it may be a case of taking action to enforce that undertaking if necessary.