Having sold my house in East Ham last December yet the purchaser is SMS messaging every few hours complaining that his conveyancer is waiting to hear from mylawyer. What are the post completion sale formalities following completion?
Following your house sale your lawyer is committed to forward the transfer documentation and all supplemental paperwork to the purchaser's lawyers. Depending on the transaction, your lawyer must also confirm that the mortgage has been redeemed to the buyers solicitors. There are no post completion procedures just for conveyancing in East Ham.
I am the single beneficiary of my late mum's will and I have everything in my name now, including the my former home in East Ham. Conveyancing formalities meant that the Land Registry date was in February. I plan to dispose of the property. I understand that there is a Mortgage Lenders six month 'rule', which means that my property ownership may be treated the same way as though I had purchased the property in February. Will no one buy the property for half a year?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. many banks would take a pragmatic view as this obligation primarily exists to capture the purchase and immediately sell or the quick reselling of property.
When it comes to mortgage companies such as Virgin Money, do East Ham solicitors incur a yearly amount to be on the list of approved solicitors?
We are not aware of any mortgage company fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
After weeks of negotiation I have agreed a price on a house in East Ham. My mortgage broker suggested a conveyancing practitioner. I paid an upfront payment of £175. A couple of days later, the conveyancer called me sheepishly admitting that they were not on the Nationwide 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 Nationwide 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.
Just had an offer accepted on a new build apartment in East Ham. Conveyancing is daunting 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 conveyancing.
Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in East Ham
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? 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. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please confirm the Lease plans are architect prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
In my capacity as executor for the estate of my uncle I am selling a residence in Newport but I am based in East Ham. My conveyancer (based 260 kilometers from meneeds me to execute a stat dec before the transaction finalising. Could you suggest a conveyancing lawyer in East Ham to witness and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are East Ham based
Helen (my wife) and I may need to rent out our East Ham 1st floor flat temporarily due to a career opportunity. We used a East Ham conveyancing practice in 2003 but they have closed and we did not think at the time get any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
Notwithstanding that your previous East Ham conveyancing solicitor is not available you can review your lease to check if it allows you to sublet the property. The rule is that if the deeds are non-specific, subletting is permitted. There may be a precondition that you are obliged to seek permission via your landlord or other appropriate person in advance of subletting. The net result is that you cannot sublet without prior permission. Such consent should not be unreasonably withheld. If the lease prohibits you from letting out the property you should ask your landlord for their consent.
I am the proprietor of a first floor flat in East Ham. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the amount due for the purchase of the freehold?
if there is a missing landlord or if there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to decide the price.
An example of a Lease Extension case for a East Ham premises 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 affected 1 flat. The unexpired term was 69.77 years.
What is the reason for my property lawyer requiring various items of ID before they can proceed with selling or purchasing a property in East Ham?
East Ham conveyancers are required by the Law Society, Solicitors Regulation Authority, the Land Registry and current Money Laundering legislation to certify that the have checked the identity of their clients. It is also sometimes a requirement of your mortgage offer. Furthermore they have to complete various forms, particularly those relating to stamp duty land tax and need to have information such as your full names, national insurance number and date of birth.