We chose a Bethnal Green based lawyer for our conveyancing in Bethnal Green yesterday. Upon checking the terms of engagement I noteI am liable for costs even if the sale doesn't happen. Would I be best advised to select a web based conveyancing company offering no completion no cost conveyancing in Bethnal Green?
It is usually a trade off in that if "No Completion No Fee" is offered then the conveyancing charges will tend to be be uplifted to offset the cases that do not proceed. Also remember that such arrangements generally do not protect you from outlay for example Bethnal Green conveyancing search charges.
I have paid off my mortgage with Co-operative. I assume I don't need a Bethnal Green conveyancer on the Co-operative panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
I am currently in the process of buying my council flat in Bethnal Green. I have a mortgage agreed with RBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
After what feels like an age I have had an offer on an apartment in Bethnal Green agreed to, but there is a chain. The owners have put an offer on somewhere, however it’s not been accepted yet, and have viewings of other flats in the pipeline. I have instructed a local conveyancing solicitor in Bethnal Green. What should be my next step? When do I get the mortgage application with Nottingham going?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is approx £1k, then valuation, Bethnal Green conveyancing search fees, etc). The first thing to do is check that your conveyancer is on the Nottingham conveyancing panel. Regarding the next phase this very much dictated by the circumstances of your transaction, desire for this property and on the state of the market. In a hot market the majority of purchasers would apply for a home loan with Nottingham and pay for the valuation and only if it was satisfactory would they pay their lawyer to proceed with the conveyancing in Bethnal Green.
I am buying a new build flat in Bethnal Green. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Bethnal Green
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Please supply a car parking plan. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. Bethnal Green is the location of the property. Is there any guidance you can give?
Flying freeholds in Bethnal Green are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bethnal Green you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bethnal Green may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
In what way does the Landlord & Tenant Act 1954 affect my business offices in Bethnal Green and how can your lawyers assist?
The particular law that you refer to gives a safeguard to commercial leaseholders, giving them the a statutory right to make a request to court for a continuation of occupancy at the end of the lease term. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and help with commercial conveyancing in Bethnal Green
If all goes to plan we aim to complete our sale of a £225,000 apartment in Bethnal Green next Friday. The landlords agents has quoted £396 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Bethnal Green?
Bethnal Green conveyancing on leasehold apartments normally involves administration charges raised by managing agents :
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Answering pre-contract enquiries
Where consent is required before sale in Bethnal Green
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I have tried to negotiate informally with with my landlord to extend my lease without success. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Bethnal Green conveyancing firm to represent me?
Absolutely. We are happy to put you in touch with a Bethnal Green conveyancing firm who can help.
An example of a Lease Extension case for a Bethnal Green flat 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 residue of the current lease was 72.39 years.