As a FTB what is the most important advice you can impart concerning purchase conveyancing in Hornchurch?
Not many law firms or advisers will tell you this but conveyancing in Hornchurch and elsewhere in London is often a confrontational process. Put another way, when it comes to conveyancing there is an abundance of opportunity for friction between you and others involved in the ownership transfer. For instance, the vendor, estate agent and sometimes a mortgage company. Appointing a solicitor for your conveyancing in Hornchurch is a critical decision as your conveyancer is your adviser, and is the ONLY party in the legal process whose role it is to look after your legal interests and to protect you.
We are witnessing a definite creep of a "blame" culture- someone must be blamed for the process being so protracted. You your first instinct should be to trust your lawyer above all other parties in the conveyancing process.
Are all Hornchurch Conveyancing Quality Solicitors on the Co-operative conveyancing panel?
A selection of banks and building societies now use CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.
I'm at the point of viewing apartments in Hornchurch and I am about to put in an offer. Is it best to have my solicitor on ‘stand by’? I intend to finance via a home loan with UBS.
You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are seeking a mortgage with UBS, ask your prospective lawyers if they are on the UBS conveyancing panel otherwise they can't do the mortgage legal work.
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Hornchurch bank branch on various occasions and was told they are content with the situation and they would lend. My Hornchurch conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they would not lend based on their specific requirements. I have no idea who is right.
Your solicitor has to comply with the CML Handbook Part 2 conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
What will a local search reveal regarding the property I am purchasing in Hornchurch?
Hornchurch conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations such as Onsearch The local search is essential in every Hornchurch conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your new home. The search will supply information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
I am looking for a leasehold apartment up to £235,500 and found one near me in Hornchurch I like with amenity areas and transport links nearby, however it's only got 49 years on the lease. There is not much else in Hornchurch suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
If you require a mortgage that many years may be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you can request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this.
Am I best advised to go with a Hornchurch conveyancing solicitor in close proximity to the house I am hoping to buy? An old friend can handle the conveyancing but his firm is located a couple of hundredkilometers away.
The primary upside of using a local Hornchurch conveyancing practice is that you can visit the firm to execute documents, deliver your identification documents and apply pressure on them where appropriate. Having local Hornchurch know how is a benefit. However it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and the majority were content that should outweigh using an unfamiliar Hornchurch conveyancing lawyer just because they are Hornchurch based.
I happen to be an executor of my recently deceased parent's Will, with a bungalow in Hornchurch which will be sold. The property has never been registered at HMLR and I'm told that some purchasers will insist that it is completed before they'll proceed. What's the mechanism for this?
In the circumstances you refer to it seems advisable to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.