I can't travel far from Woodford Green. Can you please clarify why all Woodford Green conveyancing practitioners are not on all lender panels?
Pre- 2008 most lenders displayed an approach to risk which differs from the current day. The Financial Services Authority in 2010 conducted a thematic review into mortgage fraud which concluded: know the lawyers on your panel. Accordingly, banks have since requiredmore data from law firms concerning their operations and the individuals who work for them and set certain criteria such as completing a minimum volume of transactions. Many firms have been removed from lender panels even though they had 100% healthy disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms found it impossible satisfy the minimum volume of transactions the lenders required.
As someone unfamiliar with conveyancing in Woodford Green what is the number one tip you can impart for the legal transfer of property in Woodford Green
You may not hear this from too many lawyers but conveyancing in Woodford Green and elsewhere in Essex is often a confrontational process. Put another way, when it comes to conveyancing there is plenty of room for friction between you and others involved in the home moving process. For instance, the vendor, estate agent and sometimes your lender. Selecting a law firm for your conveyancing in Woodford Green should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the legal process whose responsibility is to act in your best interests and to keep you safe.
There is a distinct increase in the "blame" culture- someone must be blamed for the process being so protracted. We recommend that you your first instinct should be to trust your conveyancer ahead of the other parties in the home moving process.
Various web forums that I have come across warn that are a common reason for delay in Woodford Green conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances in the conveyancing process. Searches are not likely to be the root cause of slowing down conveyancing in Woodford Green.
I'm refinancing my existing property to a BTL mortgage with Britannia and intend to use the remaining equity as a deposit on another house. The area we are looking at is Woodford Green. Will your solicitors be able to act for both sets of banks and tie in the conveyances?
Do use our search tool on this site to be sure that the solicitors are approved by both banks. Assuming that they are the conveyancer should be able to simultaneously deal with the two transactions but you should have a chat with you lawyer and communicate your desired outcome and requirements.
I am thinking of appointing a conveyancing solicitor in Woodford Green for my home move. Is there any facility to review a solicitor's record with the profession’s regulator?
One may review published Solicitor Regulator Association (SRA) decisions resulting from investigations started on or after Jan 2008. Go to Check a solicitor's record. For records Pre 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training reasons.
I only have 72 years left on my lease in Woodford Green. I need to extend my lease but my landlord is absent. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. You will be obliged to prove that you have done all that could be expected to find the freeholder. In some cases an enquiry agent would be helpful to conduct investigations and to produce an expert document which can be accepted by the court as evidence that the freeholder is indeed missing. It is wise to seek advice from a conveyancer in relation to proving the landlord’s absence and the application to the County Court covering Woodford Green.
I inherited a garden flat in Woodford Green. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the sum due for the purchase of the freehold?
You certainly can. We are happy to put you in touch with a Woodford Green conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Woodford Green property 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.