Our East Ham lawyer has identified a difference when comparing the information in the home valuation report and what is revealed within the title deeds. My lawyer informs me that he is obliged to ensure that the bank is OK with this discrepancy and is content to go ahead. Is my conveyancer’s course or action correct?
Your conveyancer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Me and my partner are buying a apartment in East Ham. I might seem paranoid but how we can trust a conveyancer? At some point we will need to deposit money into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My bid for a property was accepted at auction in East Ham. Conveyancing is required. What are my next steps?
Having legally committed yourself to purchase you must appoint a conveyancing practitioner quickly as you are facing a fast approaching deadline in which to complete the deal. All auction property will have an associated auction set of papers. This should include most,if not all of the documents that your lawyer will need. Where you are dealing with leasehold property the auction papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to leasehold premises. You must pass this on to your appointed conveyancing solicitor ASAP. Do make sure that you have funds in place to complete on the date specified in the contract.
Completion of my purchase has taken place for my property in East Ham. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Will my lawyer be making enquiries concerning flooding as part of the conveyancing in East Ham.
Flooding is a growing risk for lawyers dealing with homes in East Ham. There are those who purchase a house in East Ham, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to impart advice on flood risk, however there are a numerous searches that can be initiated by the buyer or on a buyer’s behalf which will give them a better understanding of the risks in East Ham. The standard property information forms given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the vendor to find out whether the property has ever been flooded. If flooding has previously occurred which is not disclosed by the seller, then a buyer could bring a legal claim for losses resulting from an misleading reply. The buyer’s solicitors will also carry out an environmental search. This will indicate if there is any known flood risk. If so, additional inquiries should be conducted.
three months have gone by since my purchase conveyancing in East Ham concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Taking into account that I will soon spend over three hundred thousand on a terraced house in East Ham I wish to talk to a lawyer concerning thehome move prior to appointing the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer who will be doing your conveyancing in East Ham.There is no ‘factory style conveyancing’ - every client is an important individual, not a case number. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in East Ham should be the amount on the final invoice that you are charged.
Is there an average legal costs for conveyancing in East Ham?
The average cost in 2014 for conveyancing in East Ham was £1,395 not including Stamp Duty and HMLR fees.