The deeds to our house are lost. The conveyancers who dealt with the conveyancing in Becontree 10 years ago no longer exist. What are my options?
Gone are the days when you need to hold title original deeds to establish that you are the owner of your registered land or premises, given that the Land Registry have everything they need in a digital format.
How does conveyancing in Becontree differ for newly converted properties?
Most buyers of new build premises in Becontree come to us having been asked by the builder to exchange contracts and commit to the purchase even before the property is finished. This is because house builders in Becontree tend to 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 used to new build conveyancing in Becontree or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a house in Becontree prior to retaining solicitors. I have been informed that there is a flying freehold aspect to the property. The surveyor has said that some mortgage companies tend not grant a mortgage on a flying freehold property.
It varies from the lender to lender. HSBC has different requirements from Halifax. If you call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Becontree. Conveyancing may be slightly more expensive based on your lender's requirements.
My husband and I are FTB’s - agreed a price, yet the estate agent advised that the seller will only move forward if we instruct their recommended conveyancers as they want an ‘expedited deal’. We would rather use a local solicitor used to conveyancing in Becontree
It is improbable the owners are driving this. If they require ‘a quick sale', alienating a genuine buyer is is going to put the whole deal at risk. Try to communicate with the vendors directly and make sure they understand (a)you are keen to buy (b)you are ready to progress, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)but you will continue to use your preferred Becontree conveyancing lawyers - rather thanthe ones that will earn the estate agent a commission or meet his conveyancing figures pre-set by head office.
Can you offer any advice when it comes to finding a Becontree conveyancing practice to deal with our lease extension?
When appointing a property lawyer for your lease extension (regardless if they are a Becontree conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We advise that you make enquires with two or three firms including non Becontree conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be helpful:
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How familiar is the practice with lease extension legislation? If the firm is not ALEP accredited then why not?
I have attempted and failed to negotiate with my landlord for a lease extension without success. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Becontree conveyancing firm to assist?
in cases where there is a missing freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to judgment on the sum to be paid.
An example of a Lease Extension decision for a Becontree flat is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case related to 1 flat. The unexpired term was 61.36 years.
My wife and I are purchasing a 2 bedroom flat in Becontree. When we first instructed property lawyer, we were told they were on all mainstream bank panels. The mortgage broker called just now to advise that they don't appear to be on the Clydesdale approved list. If it turns out to be true, what should we do? Do we simply pick a new property lawyer that is on their panel or do we pay for dual representation, with Clydesdale selecting their own approved conveyancer.
If you are purchasing a property needing a mortgage it is conventional for the buyer’s lawyers to also represent the purchaser's lender. In order to act for a bank or building society a property lawyer has to be on that lender's conveyancing panel. An application has to be made by the property lawyer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the solicitor has to fulfill. Some banks now require their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact Clydesdale to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on Clydesdale's conveyancing panel and you may continue to use your own Becontree solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another property lawyer into the equation.