It is a dozen years since I bought my house in Becontree Heath. Conveyancing lawyers have now been instructed on the sale but I am unable to track down the title documents. Is this a problem?
You need not be too concerned. First there is a chance that the deeds will be with the lender or they could be in the possession of the lawyers who handled your purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. Most conveyancing in Becontree Heath relates to registered property but in the rare situation where your property is unregistered it is more tricky but is resolvable.
My stepmother advised me that in purchasing a property in Becontree Heath there could be various restrictions affecting the ability to carry out external alterations to a property. Is this right?
We are aware of a number of properties in Becontree Heath which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Becontree Heath should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am selling my apartment. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Virgin Money are being difficult. The Becontree Heath solicitor who is on the Virgin Money conveyancing panel is recommending indemnity insurance as a solution but Virgin Money are insisting on a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Our offer on a property in Becontree Heath has been accepted, but there is a chain. The owners have offered on a property, however it’s not been accepted yet, and are looking at other flats in the pipeline. I have chosen a high street conveyancing solicitor in Becontree Heath. What do I do now? When do I get the mortgage application with Leeds Building Society started?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then valuation, Becontree Heath conveyancing search charges, etc). First, you should check that your property lawyer is on the Leeds Building Society approved list. Regarding the subsequent phase this very much dictated by the specifics of your transaction, motivation for this property and on the state of the market. In a hot market the majority of buyers will apply for the mortgage with Leeds Building Society and arrange for the valuation and only if it was satisfactory would they pay their property lawyer to proceed with searches.
Due to the input of my in-laws I had a survey completed on a house in Becontree Heath ahead of retaining lawyers. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some banks tend not give a mortgage on a flying freehold house.
It varies from the lender to lender. Lloyds has different requirements from Halifax. Should you wish to call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Becontree Heath. Conveyancing may be slightly more expensive based on your lender's requirements.
I need to retain a conveyancing solicitor for remortgage conveyancing in Becontree Heath. I've discover a web site which looks to be the ideal answer If there is a chance to get all formalities completed via web that would be ideal. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I today plan to offer on a house that appears to tick a lot of boxes, at a great price which is making it more attractive. I have just been informed that it's a leasehold as opposed to freehold. I would have thought that there are issues purchasing a leasehold house in Becontree Heath. Conveyancing lawyers have are about to be instructed. Will they explain the issues?
The majority of houses in Becontree Heath are freehold rather than leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can help the conveyancing process. We note that you are buying in Becontree Heath in which case you should be looking for a Becontree Heath conveyancing solicitor and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a tenant you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example requiring the landlord’spermission to conduct alterations. It may be necessary to pay a service charge towards the maintenance of the estate where the property is part of an estate. Your conveyancer should advise you fully on all the issues.
I have attempted and failed to negotiate with my landlord to extend my lease without success. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Becontree Heath conveyancing firm to act on my behalf?
if there is a absentee landlord or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to arrive at the premium.
An example of a Lease Extension case for a Becontree Heath 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 affected 1 flat. The unexpired residue of the current lease was 61.36 years.
My husband and I are buying a garden flat in Becontree Heath. When we first instructed lawyer, they told us that they were on all mainstream bank panels. Our mortgage broker called just now to advise that they don't appear to be on the Principality approved list. Were it to be true, what should we do? Should we simply choose a new property lawyer that is on their panel or should we pay for separate representation, with Principality selecting their own preferred solicitor.
Where you are acquiring a property needing a mortgage it is normal for the buyer’s lawyers to also represent the purchaser's lender. In order to act for a bank or building society a lawyer has to be on that lender's conveyancing panel. An application has to be made by the lawyer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the solicitor has to satisfy. Some mortgage companies now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your conveyancing practitioner should contact Principality to discover if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on Principality's conveyancing panel as you are at liberty to use your preferred Becontree Heath lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.