Is it necessary during the course of the conveyancing process to attend the offices of the solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in Havering-atte-Bower so that I can attend their offices if required.
Most approved lawyers for lenders carry out the vast majority of communications through the post, internet or over phone calls. This enables them to conduct the legal work for your home move regardless of where you live in England or Wales. However you can see if you have the option of going to the offices of your conveyancing lawyer if just in case this is required.
We had instructed solicitors with offices in Havering-atte-Bower on the RBS solicitor panel. They have just billed me a supplemental fee for handling the RBS mortgage. Is this a supplemental conveyancing fee specified by RBS?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your conveyancer is entitled to charge a fee for this. This charge is not set by RBS but by your Havering-atte-Bower conveyancer. Numerous firms on the RBS panel will levy ’dealing with mortgage’ fee and others do not.
I am expecting a AIP from RBS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do RBS recommend any Havering-atte-Bower solicitors on the RBS conveyancing panel, or is it better to go independently?
You will need to appoint Havering-atte-Bower solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
I am due to exchange contracts on my apartment. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Coventry BS are being pedantic. The Havering-atte-Bower solicitor who is on the Coventry BS conveyancing panel is saying indemnity insurance will be fine but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
3 months have gone by since my purchase conveyancing in Havering-atte-Bower completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. 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 asset 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 am looking for a conveyancing lawyer in Havering-atte-Bower for my house move. Is there any facility to check a firm’s record with the profession’s regulator?
Anyone can review presented Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Go to Check a solicitor's record. For information Pre 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The regulator could monitor call for training purposes.
I am looking at a couple of flats in Havering-atte-Bower both have in the region of forty five years unexpired on the leases. Will this present a problem?
There are plenty of short leases in Havering-atte-Bower. The lease is a right to use the property for a period of time. As a lease shortens the marketability of the lease decreases and results in it becoming more costly to acquire a lease extension. This is why it is generally wise to extend the lease term. More often than not it is difficult to sell a property with a short lease because mortgage lenders less inclined to grant a loan on such properties. Lease enfranchisement can be a difficult process. We recommend you get professional help from a conveyancer and surveyor with experience in this arena.
I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Havering-atte-Bower conveyancing firm to represent me?
Most certainly. We can put you in touch with a Havering-atte-Bower conveyancing firm who can help.
An example of a Lease Extension case for a Havering-atte-Bower 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 affected 1 flat. The unexpired term as at the valuation date was 57.5 years.
A licensed conveyancer acted on my conveyancing in Havering-atte-Bower half a dozen years ago having retained my deeds but has now closed – What can I do to retreive them?
Deeds, as such, are no longer appropriate for the majority of homes in Havering-atte-Bower are registered digitally at Land Registry. Where you need to establish evidence of proprietorship or are disposing of or re-mortgaging your lawyer can obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.