My financial adviser requires my Havering law firm’s panel reference for the Nationwide conveyancing panel. Can you suggest how I discover this. I have called my local Havering office but they have not got back to me yet.
The sensible thing to do is ask for this information from your Havering conveyancer . Most Havering law firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
Can conveyancing in Havering to be done within 10 days?
First, If you are under time constraints to sign contracts it is highly recommended that your conveyancer is familiar with the location as they will have local contacts and insight. It is possible that they may have transacted otherhouses in the same street. You would be best advised to use a Havering conveyancing lawyer. In addition, make sure that the lawyer is on the on the approved list for your mortgage company. It is said that just under twenty per cent of Havering conveyancing transactions are suspended or derailed after discovering a purchaser’s lawyer was not on their mortgage lender’s member panel. In many cases this discovery resulted in the legal transfer of property being delayed by as much as three weeks. It is understood that this issue affects in the region of 100,000 home moves every year. Many Havering conveyancing practices can not act for certain mortgage companies so do check at the outset.
Despite weeks of looking the Title Certificate and documents to our property are lost. The lawyers who conducted the conveyancing in Havering 10 years ago have long since closed. What do I do?
Gone are the days when you need to have the physical deeds to establish that you own the land or property, given that the Land Registry have everything they need in a digital format.
I have been advised by a number of selling agents in Havering to find a property lawyer on your site. What’s the financial advantage for Estate Agents to promote your site over a competitor’s?
We don’t make any financial incentive for directing people in our direction. We found it would be just too difficult a fee because a client could think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
I am employed by a busy estate agency in Havering where we have witnessed a number of flat sales derailed due to short leases. I have been given contradictory information from local Havering conveyancing firms. Can you confirm whether the owner of a flat can instigate the lease extension process for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.
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.
Despite our best efforts, we have been unsuccessful in trying to reach an agreement for a lease extension in Havering. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most definitely. We are happy to put you in touch with a Havering conveyancing firm who can help.
An example of a Lease Extension decision for a Havering residence 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 was in relation to 1 flat. The unexpired residue of the current lease was 57.5 years.
Do online conveyancing companies undertake everything a high street Havering solicitor does or must I employ a solicitor for the final stages for my conveyancing in Havering?
Where you choose an online conveyancer they should undertake all the work your Havering solicitor will cover.