I am aiming to move property in January. Does my conveyancing solicitor communicate with the removal company on the completion day. On a separate note, can you suggest a removal company in Waltham Forest. Conveyancing firm was organised before I stumbled across your website.
On the day of completion you will need to collect the keys from your selling agent but this should only be done when the sellers solicitors confirm to the agent that they have the completion monies and the keys can be handed over. You will need to tell the removal company that they can start moving you in. As a matter of policy we do not recommend a particular removal company but can help you choose a conveyancing in Waltham Forest or a solicitor with expertise in conveyancing in Waltham Forest.
The formalities of my purchase has taken place for my property in Waltham Forest. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Waltham Forest solicitor - who is on the TSB conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB 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 Waltham Forest 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.
The deeds to my property can not be found. The solicitors who conducted the conveyancing in Waltham Forest 4 years ago no longer exist. What do I do?
Nowadays there are copies made of almost everything, and your conveyancer should know precisely where to find all the appropriate documentation so you can purchase or sell your property without any difficulty. Where copies can’t be found, your solicitor may be able to arrange cover in the form of insurance or indemnities against possible claims on the property.
I opted to have a survey done on a property in Waltham Forest prior to appointing solicitors. I have been told that there is a flying freehold element to the house. My surveyor has said that some mortgage companies will refuse to issue a mortgage on a flying freehold home.
It varies from the lender to lender. Santander has different instructions for example to Nationwide. Should you wish to call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Waltham Forest. Conveyancing will be smoother if you use a solicitor in Waltham Forest especially if they are acquainted with such properties in Waltham Forest.
I was recommended by a couple of local property agents in Waltham Forest to select a solicitor using your seach tool. What’s the financial incentive for Estate Agents to recommend your services rather than another?
We don’t give any commission for sending work to this site. We thought it would be too underhand to pay a commission because a client could think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
My step-father has encouraged me to use his conveyancing solicitors in Waltham Forest. Should I use them?
No doubt it’s preferable to select a conveyancing solicitor is to seek guidance from friends or family who have actually used the solicitor that you are considering.
I happen to be an executor of my recently deceased parent's Will, with a house in Waltham Forest which is to be marketed. The house is unregistered at HMLR and I'm advised that many buyers solicitors will insist that it is in place before they'll move forward. What's the mechanism for this?
In the circumstances you refer to it seems advisable to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.