I am buying a property without a mortgage in West Ham. I have been residing for the last 15 years in West Ham. Conveyancing searches are a lot of money. As I have knowledge of the area and road very well should I not bother getting the solicitor to do all the conveyancing searches?
In the absence of a home loan, then all but one or two of the West Ham conveyancing searches are non-obligatory. Your solicitor will 'advise', perhaps strongly, that you should have searches completed, but he has a professional duty to take that path of encouragement . Do consider; if you are likely to sell the house one day, it will be of relevance to your prospective buyer what the searches determine. There are plenty of instances where houses with no practical issues can still throw up adverse search results. A good conveyancing solicitor in West Ham will provide you some helpful guidance in this regard.
I purchased a freehold house in West Ham but still pay rent, why is this and what is this?
It is rare for properties in West Ham and has limited impact for conveyancing in West Ham but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.
My aunt passed away six months ago and as sole heir and executor I was left the house in West Ham. The house had a small mortgage remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Nottingham, pay off the mortgage. Is this possible?
Given you plan to re-mortgage then Nottingham will insist on your using a conveyancer on the Nottingham conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Nottingham conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Nottingham mortgage is registered as a charge at the Land Registry.
Will our solicitor be raising enquiries about flooding as part of the conveyancing in West Ham.
The risk of flooding is if increasing concern for lawyers conducting conveyancing in West Ham. There are those who buy a property in West Ham, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to impart advice on flood risk, but there are a number of checks that can be initiated by the buyer or by their solicitors which should figure out the risks in West Ham. The conventional set of completed inquiry forms given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a usual question of the owner to determine if the premises has ever been flooded. In the event that the residence has been flooded in past and is not notified by the vendor, then a purchaser could bring a legal claim for losses as a result of such an inaccurate answer. The buyer’s conveyancers may also commission an environmental report. This should reveal whether there is any known flood risk. If so, additional investigations will need to be initiated.
I have justfound out that Action Conveyancing have closed. They conducted my conveyancing in West Ham for a purchase of a leasehold apartment 18 months ago. How can I be sure that my home is not still registered in the name of the previous owner?
The quickest method to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of West Ham conveyancing specialists.
The estate agent has sent us the confirmation of our purchase of a new build flat in West Ham. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in West Ham
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Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?