Much to our surprise we have been notified by our lender that my Havering solicitor is not on the lender Conveyancing panel. How can I be sure that this is correct?
Your first step should be to call your Havering conveyancer. You lawyer should notify you of the situation. If they are not on the panel they may be able to suggest a Havering conveyancing practice that is on the approved list of lawyers for your bank.
Are you able to recommend a Bank of Scotland accepted Havering conveyancing solicitor finish our home move within less than a month? Would it be better to use a high street Havering practice or an online comparison site?
We can recommend some very good Havering conveyancing firms. Another option is to visit the high street in Havering. Approach two or three firms and ask to speak with a conveyancing solicitor for a fee estimate. Mention your expectations together with the reasons and get a commitment on your deadline. Choose the lawyer that appears most efficient.
It has been five months since my purchase conveyancing in Havering took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. 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.
My father has suggested that I appoint his conveyancing solicitors in Havering. Do I follow his guidance?
There are no two ways about it the ideal way to choose a conveyancing solicitor is to have feedback from friends or relatives who have actually experience in using the conveyancer you're contemplating using.
I work for a busy estate agent office in Havering where we have experienced a few flat sales put at risk due to short leases. I have received inconsistent advice from local Havering conveyancing solicitors. Please can you confirm whether the seller of a flat can commence the lease extension formalities for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I have tried to negotiate informally with with my landlord to extend my lease without success. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Havering conveyancing firm to assist?
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 Leasehold Valuation Tribunal to decide the price payable.
An example of a Lease Extension decision for a Havering flat 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 term was 57.5 years.
The lawyers handling our conveyancing in Havering has forwarded papers to review that indicate that the property is unregistered with epitome documents. Why is the property not registred at the Land Registry?
Whilst most properties in Havering are now registered with HM Land Registry there are still some that are unregistered. Any property in Havering that has been transferred since the late 1980’s will have been registered at the HM Land Registry under the compulsory ‘first registration’ scheme. However, if a Havering property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many Havering conveyancing practitioners should be capable of dealing with such matters but if any uncertainty reigns the prevailing advice nowadays seems to be for the seller to register it first and then sell - this no doubt cause a significant delay.