Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Bethnal Green?
There are many registered licenced Conveyancers in Bethnal Green and Solicitor practices in Bethnal Green to choose from It is important to make clear that both are regulated professionals specialising in the legal aspects of transferring property. The two can handle other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
Is it the case that all Bethnal Green solicitor firms on the Nottingham conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Nottingham conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. The majority of mortgage companies do allow licenced conveyancers on their panel in which case such practice would be regulated by the Council of Licensed Conveyancers.
After much negotiation I have agreed a price on an apartment in Bethnal Green. My financial adviser pressured me to appoint their conveyancing practitioner. I paid an upfront payment of £225. Soon after, the conveyancing practitioner contacted me to say that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
A friend recommended that where I am purchasing in Bethnal Green I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally quoted for as part of the standard Bethnal Green conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Bethnal Green around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Bethnal Green Education with maps and statistics, Local Amenities and other useful information regarding Bethnal Green.
I'm buying my first flat in Bethnal Green with a mortgage from National Westminster Bank. The developers would not reduce the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative advised me not disclose to my lawyer about the deal as it may impact my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I decided to have a survey completed on a house in Bethnal Green prior to retaining lawyers. I have been advised that there is a flying freehold aspect to the house. The surveyor has said that some lenders tend refuse to issue a mortgage on this type of home.
It depends who your proposed lender is. Santander has different instructions for example to Nationwide. Should you wish to call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Bethnal Green. Conveyancing may be slightly more expensive based on your lender's requirements.
Should I be suspicious that estate agents that I am dealing with are encouraging me to use a web based conveyancing firm rather than a High Street Bethnal Green conveyancing practice?
As is the case with lots of professional services, often recommendations from family and friends can be extremely useful or valuable. Nevertheless there are many players in a conveyancing transaction; estate agents, financial adviser and banks might all recommend conveyancers to use. On occasion the solicitors might be known to one of the organisations as being good in their field, but occasionally there exists a financial incentive behind the endorsement. You are free to select your own lawyer. You need to be aware that the majority of banks have an approved list of conveyancers you must use for the lender related work in your transaction.
Having had my offer accepted I require leasehold conveyancing in Bethnal Green. Before I set the wheels in motion I require certainty as to the remaining lease term.
Assuming the lease is recorded at the land registry - and almost all are in Bethnal Green - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Following years of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Bethnal Green. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most definitely. We can put you in touch with a Bethnal Green conveyancing firm who can help.
An example of a Lease Extension case for a Bethnal Green property is 137 & 139 Haberdasher Street in December 2013. The Tribunal determines in accordance with section 48 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 that the premium for the extended lease for each Property should be £12,350.00. This case was in relation to 2 flats. The unexpired lease term was 72.39 years.