My financial adviser has requested my Waltham Abbey solicitor’s panel reference for the Lloyds conveyancing panel. Can you suggest how I discover this. I have contacted my local Waltham Abbey office but they have not responded to me.
The sensible thing to do is ask for this information from your Waltham Abbey lawyer . They maintain a central record lender panel numbers.
How up to date is your search tool for Waltham Abbey conveyancing solicitors on the Santander conveyancing panel? Do Santander send you an updated list?
Waltham Abbey conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.
Despite weeks of looking the Title Certificate and documents to my home are lost. The solicitors who handled the conveyancing in Waltham Abbey 5 years ago have long since closed. What do I do?
You no longer need to have the physical official documentation to evidence that you are the registered proprietor of land or premises, given that the Land Registry hold details of all registered land or property electronically.
I am thinking of appointing a conveyancing solicitor in Waltham Abbey for my home move. Can I see a solicitor's record with the profession’s regulator?
Anyone can see presented Solicitor Regulator Association (SRA) determinations stemming from inquisitions started on or after Jan 2008. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The SRA may monitor telephone calls for training purposes.
I am looking at a two flats in Waltham Abbey which have approximately fifty years remaining on the lease term. Do I need to be concerned?
There are no two ways about it. A leasehold flat in Waltham Abbey is a deteriorating asset as a result of the reducing lease term. The closer the lease gets to zero years unexpired, the more it reduces the value of the premises. For most purchasers and banks, leases with under 75 years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Waltham Abbey conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
After months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Waltham Abbey. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
in cases where there is a absentee freeholder or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to calculate the price payable.
An example of a Freehold Enfranchisement case for a Waltham Abbey premises is 201 & 201a St. Barnabas Road in October 2013. The Tribunal decided that the price to be paid by the Applicants for the freehold interest is £20,071. This case affected 2 flats. The unexpired lease term was 69.26 years.
Do online conveyancing companies cover everything a high street Waltham Abbey solicitor does or must I retain a solicitor for the final stages for my conveyancing in Waltham Abbey?
If you instruct an online conveyancer they should cover all the things your Waltham Abbey solicitor will cover.