What is the difference between a licensed conveyancer and conveyancing solicitor in Chingford
There are two types of lawyers who can do conveyancing in Chingford namely CLC regulated conveyancers or solicitors. Both professionals administer conveyancing services that required to complete the sale or purchase of property. Both are required to handle Chingford conveyancing on similar standards and guidelines so you may be safe in the knowledge that your conveyancing will be professionally administered and that all necessary steps should be correctly adhered to.
We have agreed to purchase a house in Chingford. One unusual aspect is that the roof has a solar panel. UBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is UBS your lawyer must check the conveyancing instructions contained in Part 2 of UK Finance Lenders’ Handbook for UBS. The Council of Mortgage Lenders’ Handbook sets out minimum requirements for solar panel roof-space leases, and solicitors are required to report to UBS where a lease fails to comply with these requirements. The specifications relate to the installation of panels on properties nationwide and is not restricted to Chingford.
I have decided to exercise my right to buy my property in Chingford off the council. I have a mortgage offer with Leeds Building Society. 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 Leeds Building Society, you will need to appoint a solicitor on the Leeds Building Society conveyancing panel.
I require fast conveyancing in Chingford as I am under an ultimatum to sign on the dotted line inside 4 weeks. A home loan is not required. Is it possible to decline from having conveyancing searches to save money and time?
As you are are a cash purchaser you are at liberty not to have searches carried out although no conveyancer would advise that you don't. With plenty of history conveyancing in Chingford the following are instances of what can arise and therefore affect future mortgageability: Enforcement Notices, Outstanding Fees, Overdue Grants, Unadopted Roads,...
I own a renovated Victorian property in Chingford. Conveyancing solicitor acted for me and TSB. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold with the matching property. Is it worth asking TSB to clarify?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Chingford and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with your conveyancing practitioner who completed the work.
Due to the encouragement of my in-laws I had a survey completed on a house in Chingford before retaining conveyancers. I have been told that there is a flying freehold element to the house. The surveyor advised that some banks may not grant a loan on this type of premises.
It varies from the lender to lender. Santander has different requirements from Birmingham Midshires. Should you wish to telephone us we can check with 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 Chingford. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Chingford to see if the conveyancing will be more expensive.
My brother has recommend that I use his lawyers for conveyancing in Chingford. Do I take his advice?
There are no two ways about it it’s preferable to choose a conveyancing practitioner is to seek recommendations from friends or relatives who have actually previously instructed the conveyancer that you are contemplating using.
Do you have any top tips for leasehold conveyancing in Chingford from the perspective of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Chingford can be bypassed if you appoint lawyers as soon as your agents start advertising the property and request that they start to put together the leasehold information which will be required by the buyers’ conveyancers. If you have had conflict with your freeholder or managing agents it is essential that these are resolved before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a property where there is an ongoing dispute. You may need to swallow your pride and discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is better to present the dispute as over rather than ongoing. In the event that you altered the property did you need the Landlord’s approval? In particular have you installed wooden flooring? Chingford leases often stipulate that internal structural changes or addition of wooden flooring necessitate a licence issued by the Landlord consenting to such works. Where you dont have the paperwork in place do not contact the landlord without checking with your solicitor before hand. If you have the benefit of shareholding in the freehold, you should make sure that you are holding the original share certificate. Obtaining a new share certificate is often a time consuming process and delays many a Chingford home move. If a new share certificate is required, do contact the company officers or managing agents (where applicable) for this at the earliest opportunity. Some Chingford leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers.
I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Chingford conveyancing firm to represent me?
if there is a missing freeholder or where there is disagreement about the premium for a lease extension, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to judgment on the premium.
An example of a Freehold Enfranchisement case for a Chingford 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 was in relation to 2 flats. The number of years remaining on the existing lease(s) was 69.26 years.