We were about to instruct a conveyancing solicitor in Havering listed on your site but have come across some other fee calculations on the internet appear less expensive – why is this?
One can find plenty of conveyancing organisations advertising supposedly cut-price conveyancing, unfortunately it’s common in such cases for supplementalfees end up with the completion bill totally different to the one you expected. According to the Legal Ombudsman charges outlined in terms of business should be transparent and reasonable raised The law firms that we list for conveyancing in Havering genuinely set out all legal fees for the property you intend tobuy.
A colleague pointed out to me me that in buying a property in Havering there may be a number of restrictions as to what one can do in terms of external changes to the property. Is this right?
There are a number of properties in Havering which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Havering should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have a mortgage with Lloyds for my property in Havering. Conveyancing has been completed 12 months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Lloyds?
Lloyds must be informed of your intention in advance of renting your property as this is likely to be a breach of Lloyds’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. You need not do this via a Lloyds conveyancing panel firm.
I was told two weeks ago that my mortgage has been agreed to by Skipton. Is it usual for Skipton to only issue the offer once my solicitor in Havering is approved on their conveyancing panel? Skipton have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Skipton to deal with your lawyer's application to be on the Skipton conveyancing panel. There's no guarantee that your solicitor will be accepted.
Do commercial conveyancing searches reveal proposed roadworks that may impact a commercial premises in Havering?
Its becoming the norm that commercial conveyancing solicitors in Havering will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Havering. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Havering.
For every commercial conveyancing transaction in Havering it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Havering commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Havering.
I used Stirling Law a few years past for my conveyancing in Havering. I now require my papers but the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Havering of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I was pointed in your direction by a few property agents in Havering to locate a conveyancer on your site. What’s the financial upside for Estate Agents to promote your lawyers rather than alternative conveyancing organisations?
We don’t give any commission for sending work to this site. We found it would be just too difficult a fee as members of the public would think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
Frank (my husband) and I may need to let out our Havering 1st floor flat temporarily due to taking a sabbatical. We instructed a Havering conveyancing firm in 2003 but they have since shut and we did not have the foresight to seek any guidance as to whether the lease permits subletting. How do we find out?
A lease dictates the relationship between the freeholder and you the flat owner; specifically, it will set out if subletting is prohibited, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Havering do not contain subletting altogether – such a clause would adversely affect the market value the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.
We have reached the end of our tether in trying to purchase the freehold in Havering. Can this matter be resolved via the Leasehold Valuation Tribunal?
if there is a missing freeholder or where there is disagreement about the premium for a lease extension, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to assess the price.
An example of a Lease Extension case for a Havering 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.