I am in need of a property lawyer. Do I opt for an internet conveyancer or a local East Ham conveyancing lawyer?
Established third party relationships are another important factor to consider when appointing conveyancing lawyers. East Ham conveyancers often have connections with lenders and agents, local authorities, surveyors and other law firms meaning you will move in shortest possible time. Possessing vast intelligence of the local area also helps too.
If you had a top tip for choosing a conveyancing solicitor in East Ham what would it be?
Do not opt for the cheapest East Ham conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
I have paid off my mortgage with Santander. I assume I don't need a East Ham conveyancer on the Santander panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I have instructed a East Ham lawyer having checked that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your East Ham postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in East Ham.
My partner and I are selling our home in East Ham and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A local lawyer would know that there is no such problem. It does beg the question why the buyers are using a factory type conveyancing outfit rather than a conveyancing solicitor in East Ham. Having lived in East Ham for many years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek clarification that the buyers are looking for.
It would appear that you have a conveyancing firm already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I purchased a terraced Edwardian house in East Ham. Conveyancing practitioner acted for me and The Royal Bank of Scotland. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold under the matching address. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register for 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 East Ham and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with your conveyancing lawyer who conducted the purchase.
We're first time buyers - agreed a price, but the property agent advised that the seller will only issue a contract if we use their chosen conveyancers as they need an ‘expedited deal’. We would rather use a local conveyancer used to conveyancing in East Ham
We suspect that the owner is unaware of this ultimatum. Should the seller desire ‘a quick sale', taking such a hostile approach to a serious purchaser is is going to put the whole deal at risk. Avoid the agents and go straight to the sellers and make sure they comprehend that (a)you are genuine buyers (b)you are excited to move forward, with finances in place © you are unencumbered (d) you intend to proceed fast (e)but you intend to appoint your preferred East Ham conveyancing firm - not the ones that will provide the negotiator at the agency a referral fee or achieve conveyancing thresholds demanded by corporate headquarters.
Can you offer any advice when it comes to choosing a East Ham conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a solicitor for lease extension works (regardless if they are a East Ham conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with two or three firms including non East Ham conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be useful:
Can they put you in touch with clients in East Ham who can give a testimonial?
Having spent years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in East Ham. Can we issue an application to the Residential Property Tribunal Service?
Most certainly. We are happy to put you in touch with a East Ham conveyancing firm who can help.
An example of a Lease Extension case for a East Ham residence is 46 Credon Road in January 2014. On 11 September 2013 Deputy District Judge Price sitting at the Bow County Court made a vesting order that the freeholder surrender his lease and be granted a new lease of the Premises on such terms as may be determined by the First Tier Tribunal (Property Chamber).The appropriate sum as concluded by the Tribunal was £7225 This case was in relation to 1 flat. The remaining number of years on the lease was 69.77 years.