We were just about to sign contracts for a leasehold flat in Goodmayes. We encountered a problem. Our mortgage offer with The Royal Bank of Scotland expires on 13/8/2025 but the vendors are putting forward a completion date of 15/8/2025. Can one extend the mortgage expiry date?
The best person to address this issue is your lawyer who is in a position to assess whether he or she is better off negotiating with the bank, owner’s lawyers, selling agents or possibly all three taking into account the circumstances your transaction as of today.
we are a couple who decided to purchase a 2 bedroom flat in Goodmayes with a mortgage from Alliance & Leicester .We like our Goodmayes conveyancing lawyer but Alliance & Leicester informed us he's not on their approved list of member firms. we are left little option but to use a Alliance & Leicester panel lawyer or retain our local solicitor and fork out for a Alliance & Leicester panel lawyer to represent them. We feel as though this is unjust; Can we not simply insist that Alliance & Leicester use our lawyer?
No, not really. The loan issued to you contains terms and conditions, a common one being that lawyers must be on the Alliance & Leicester approved list. Until recently, most banks had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Alliance & Leicester
How can we tell if a Goodmayes conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in Goodmayes getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor carrying out your conveyancing.
I have paid off my mortgage with Principality. I assume I don't need a Goodmayes conveyancer on the Principality panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
After what seems like an age I have had an offer on a flat in Goodmayes agreed to, the owners do however have an associated purchase. The owners have offered on on an apartment, but it’s not yet agreed to, and have viewings of other flats in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Goodmayes. What do I do now? At what stage should I apply for the mortgage with Aldermore?
It is understandable to have anxieties where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is in the region of one thousand pounds, then survey, Goodmayes conveyancing search fees, etc). First, you should ensure that your conveyancer is on the Aldermore approved list. As to the next stages this very much depends on the specifics of your case, attraction to this property and on the state of the market. In a buoyant market the majority of buyers would apply for a home loan with Aldermore and pay for the valuation and only if it was satisfactory would they pay their property lawyer to press on with the conveyancing in Goodmayes.
About to purchase a new build flat in Goodmayes. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Goodmayes
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There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
Over the last few months I have been searching for a ground for flat up to £235,500 and identified one round the corner in Goodmayes I like with amenity areas and transport links in the vicinity, however it's only got 52 years unexpired on the lease. There is not much else in Goodmayes for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you need a home loan that many years will likely be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.
How does the Landlord & Tenant Act 1954 affect my commercial offices in Goodmayes and how can your lawyers assist?
The 1954 Act provides a safeguard to business leaseholders, giving them the legal entitlement to make a request to court for a new tenancy and continue in occupation when the lease reaches an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Goodmayes is one of the hundreds of locations in which the firms we work with have offices