We are purchasing a 3 bedroom flat in Leytonstone with a mortgage. We have a Leytonstone conveyancer, however the bank says she’s not on their "panel". It appears that we have no option but to use one of the mortgage company panel solicitors or retain our Leytonstone solicitor as well as pay for one of their panel ones to act for them. This seems very unfair; are we not able to demand that the mortgage company use our Leytonstone lawyer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Leytonstone conveyancing solicitor to apply to be on the conveyancing panel.
I have a decision in principle. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to instruct their panel solicitor as I would much rather use a specialised conveyancing solicitor in Leytonstone?
Do check but the the likelihood is that allocate you one of their panel solicitors should you want the "fee-free" deal. Call the lender to determine if they make available a cash alternative. In the past a few lenders offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor in Leytonstone.
We are planning on selling our house in Leytonstone and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A local lawyer would know that there is no such problem. It does beg the question why the purchasers used a web based conveyancing practice rather than a conveyancing solicitor in Leytonstone. Having lived in Leytonstone for many years we know that this is a non issue. Do we contact our local Authority to get clarification need.
It sounds as though you may have a conveyancing solicitor already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
About to purchase a new build flat in Leytonstone. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Leytonstone
The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
I need to instruct a conveyancing solicitor for some conveyancing in Leytonstone. I happened to chance upon a web site which seems to have the ideal offering If it is possible to get all this stuff done via phone that would be ideal. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Last July I purchased a leasehold property in Leytonstone. Am I liable to pay service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Despite our best efforts, we have been unsuccessful in seeking a lease extension in Leytonstone. Can the Leasehold Valuation Tribunal adjudicate on premiums?
in cases where there is a absentee freeholder or where there is dispute about what the lease extension should cost, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to make a decision on the sum to be paid.
An example of a Freehold Enfranchisement decision for a Leytonstone flat is 36 New Wanstead in August 2010. The Tribunal arrived at a valuation of the premium for the freehold of £22,359. This case related to 2 flats. The unexpired residue of the current lease was 73.92 years.