I have just been advised by my mortgage adviser that my Harold Wood the law firm I have appointed is not on the mortgage company Solicitor panel. How can I check?
You need to call your Harold Wood lawyer directly. You lawyer should notify you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
What is the first thing I need to know regarding purchase conveyancing in Harold Wood?
You may not hear this from too many lawyers but conveyancing in Harold Wood and elsewhere in England and Wales is often a confrontational process. In other words, when it comes to conveyancing there is an abundance of opportunity for friction between you and other parties involved in the transaction. For example, the seller, estate agent and sometimes a bank. Selecting a solicitor for your conveyancing in Harold Wood an important selection as your conveyancer is your adviser, and is the SOLE person in the legal process whose role it is to act in your best interests and to protect you.
We are witnessing a worrying increase in the "blame" culture- someone has to be at fault for the process being so protracted. We recommend that you your first instinct should be to trust your lawyer ahead of all other players in the home moving process.
Various web forums that I have frequented warn that are a common cause of delay in Harold Wood conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of delays during the legal transfer of property. Local searches are unlikely to be the root cause of holding up conveyancing in Harold Wood.
three months have elapsed following my purchase conveyancing in Harold Wood completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I was advised by numerous estate agents in Harold Wood to find a solicitor using your seach tool. Is there a financial incentive for Estate Agents to promote your lawyers over and above alternative conveyancing organisations?
We refuse to offer any commission for directing people in our direction. We thought it would be too underhand a fee as home movers will think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I am intending to rent out my leasehold apartment in Harold Wood. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
Notwithstanding that your previous Harold Wood conveyancing lawyer is not around you can check your lease to see if it allows you to sublet the property. The rule is that if the deeds are silent, subletting is allowed. There may be a precondition that you must seek permission from your landlord or some other party prior to subletting. The net result is that you cannot sublet without prior consent. The consent should not be unreasonably withheld. If the lease does not allow you to sublet you will need to ask your landlord for their consent.
I inherited a basement flat in Harold Wood. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the amount due for a lease extension?
Absolutely. We can put you in touch with a Harold Wood conveyancing firm who can help.
An example of a Lease Extension decision for a Harold Wood property is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case related to 1 flat. The unexpired residue of the current lease was 57.5 years.