Is there a reason why leasehold purchase conveyancing in Havering costs more?
Havering leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.
The Havering conveyancing lawyers that just started acting on my house acquisition in Havering have without warning shut down. I only went with them because I needed a firm on the Yorkshire BS conveyancing panel and my preferred Havering lawyer was not. I paid them 275 plus VAT on account. What are my options?
If you have an estate agent involved then let them know straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Yorkshire BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.
I'm the only beneficiary of my late father’s estate and I have everything in my name now, including the my former home in Havering. The Havering property was put into my name in May. I plan to dispose of the property. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship could be considered the same way as though I had purchased the property in May. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. many mortgage companies would take a practical view as this clause principally exists to capture subsales or the flipping of property.
My wife and I have arranged the release of further funds on our mortgage from Kent Reliance as we want to conduct a loft conversion to our house in Havering. Are we obliged to appoint a high street Havering solicitor on the Kent Reliance conveyancing panel to deal with the paperwork?
Kent Reliance would not normally appoint a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance panel.
Completion of my remortgage has taken place for my property in Havering. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Havering is where the house is located. Is there any advice you can impart?
Flying freeholds in Havering are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Havering you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Havering may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Can you offer any advice when it comes to finding a Havering conveyancing firm to deal with our lease extension?
If you are instructing a conveyancer for your lease extension (regardless if they are a Havering conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We recommend that you speak with two or three firms including non Havering conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be of use:
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If they are not ALEP accredited then what is the reason?
I am the proprietor of a ground-floor 1960’s flat in Havering. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the amount payable for a lease extension?
Where there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the relevant statutes you can apply to the LVT to determine the price payable.
An example of a Lease Extension case for a Havering premises 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 lease term was 57.5 years.
Is it true that a Havering conveyancing practice has court proceedings brought against them by a client for failing to conduct the appropriate conveyancing investigations?
We are not aware of such a Havering conveyancing claim but according to a recent report, clients purchasing a property elsewhere in England successfully sued their solicitor as a consequence of development plans to construct a wind farm failing to be picked up in conveyancing searches.
Where you are buying in Havering It is important that your conveyancing practitioner purchase all Havering conveyancing searches necessary making sure that you have accurate and current information ahead of buying a property.