We just had an offer accepted to buy with Loughborough BS. I called into a few local firms but am struggling to find a East Sheen conveyancing firm on the Loughborough BS approved list. Can you assist?
Feel free to take advantage of the find a lender approved solicitor tool on this web page. Pick the lender and type East Sheen or your preferred area and you will be presented with a number of lawyer located in East Sheen or nearest you.
My wife and I have organised a further advance on our mortgage from RBS as we wish to conduct a loft conversion to our property in East Sheen. Are we obliged to appoint a local East Sheen solicitor on the RBS conveyancing panel to deal with the legals?
RBS don't usually require a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS panel.
It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local East Sheen bank branch on numerous occasions and was told they are content with the situation and they will lend. My East Sheen conveyancing solicitor - who is on the bank conveyancing panel- called to say that they would not lend in accordance with their published requirements. Who do I believe?
Provided that the conveyancer is on the lender panel, they must comply with the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I had an offer accepted on an apartment in East Sheen on 3/8/2023, valuation was booked 2 days after, received a clean bill of health. Conveyancer instructed, so all that was missing was my mortgage offer. Having made daily calls to Leeds Building Society and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Leeds Building Society conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Leeds Building Society to deal with your lawyer's application to be on the Leeds Building Society conveyancing panel. There's no guarantee that your solicitor will be accepted.
The deeds to my house are lost. The conveyancers who handled the conveyancing in East Sheen 5 years ago have long since closed. What are my next steps?
As long as you have a registered title the information relating to your ownership will be evidenced by HMLR under a Title Number. It is possible to conduct a search at the Land Registry, identify your house and obtain current copies of the property title for a small fee. Where the title is Leasehold then the Land Registry will also normally hold a file duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
I am looking for a ground for flat up to £245,000 and found one round the corner in East Sheen I like with amenity areas and transport links nearby, however it only has 52 remaining years left on the lease. There is not much else in East Sheen for this price, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term will be an issue. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.
Having had my offer accepted I require leasehold conveyancing in East Sheen. Before diving in I would like to find out the remaining lease term.
If the lease is recorded at the land registry - and most are in East Sheen - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have given up seeking a lease extension in East Sheen. Can the Leasehold Valuation Tribunal adjudicate on premiums?
if there is a absentee landlord or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the price.
An example of a Freehold Enfranchisement case for a East Sheen premises is 19 St. Margarets Crescent in August 2010. the tribunal was of the view that the premium to be paid by the leaseholder for the freehold reversion was £51,983.00 This case was in relation to 3 flats. The remaining number of years on the lease was 66.25 years.
Is there a distinction between surveying and conveyancing in East Sheen?
Conveyancing - in East Sheen or anywhere in England and Wales - is the legal term given to transferring legal title of property from one person to another. It therefore includes the investigation of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re buying and will help you find out about the condition of the building and, if there are problems, give you a powerful reason for reducing the price down or asking the seller to remedy the problems before you move in.