I am not well enough to travel far from Goodmayes. Please clarify why all Goodmayes property lawyers aren't included on all lender panels?
Pre- 2008 most mortgage companies had an attitude to risk which differs from the current day. The FSA in 2010 carried out a thematic review into mortgage fraud which in summary warned lenders: know the property lawyers on your panel. As a result, banks have subsequently soughtmore data from law firms regarding their operations and the staff who work for them and set certain criteria such as completing a minimum volume of transactions. Hundreds of firms have found themselves removed from lender panels even though they had 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms were never going to satisfy the criteria of amount of transactions the lenders set.
I purchased a renovated Victorian property in Goodmayes. Conveyancing solicitor acted for me and The Mortgage Works. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Goodmayes and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with the conveyancing practitioner who conducted the conveyancing.
Due to the guidance of my in-laws I had a survey completed on a house in Goodmayes in advance of retaining conveyancers. I have been told that there is a flying freehold overhang to the house. My surveyor has said that some lenders will not give a loan on such a premises.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Goodmayes. Conveyancing may be slightly more expensive based on your lender's requirements.
My father has recommend that I instruct his conveyancing solicitors in Goodmayes. Should I use them?
Much as we are happy to recommend a Goodmayes conveyancing lawyer the ideal way to find a conveyancing lawyer is to have referrals from friends or family who have used the firm that you are are thinking of instructing.
Having had my offer accepted I require leasehold conveyancing in Goodmayes. Before I set the wheels in motion I require certainty as to the remaining lease term.
If the lease is recorded at the land registry - and 99.9% are in Goodmayes - then the leasehold title will always include the short particulars 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.
After years of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Goodmayes. Can we issue an application to the Residential Property Tribunal Service?
Where there is a missing landlord or if there is disagreement about what the lease extension should cost, under the relevant legislation you can apply to the First-tier Tribunal (Property Chamber) to make a decision on the price payable.
An example of a Lease Extension decision for a Goodmayes residence is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case was in relation to 1 flat. The remaining number of years on the lease was 61.36 years.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the lender approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the mortgage company solicitor panel.