Just been in touch with my conveyancing lawyer in Limehouse who acted for me two years ago requesting a conveyancing estimate based on an identical type of house move (a leasehold premises and a freehold property) of almost identical values with a home loan from Leeds Building Society. It looks as though am now being charged double. Should I look for an alternative conveyancer?
The estimate does seem a little steep. If you are prepared to spend time scrutinising charges you might get the conveyancing a bit cheaper by perhaps £100 plus VAT. On the other hand, providing that you were happy with the conveyancing the firm offered you mightlive to rue choosing an an unknown solicitor. If is important to ensure the solicitor can represent Leeds Building Society. Do use our search tool to select a Limehouse conveyancing firm on the Leeds Building Society member panel, which can often include conveyancing solicitors in Limehouse.
Please explain the implications if my solicitor is removed from the Kent Reliance Solicitor panel ahead of completing my conveyancing in Limehouse?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Are there restrictive covenants that are commonly identified as part of conveyancing in Limehouse?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Limehouse. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
My husband and I are new to the buying process - agreed a price, yet the estate agent has warned us that the owners will only move forward if we instruct their preferred solicitors as they are insisting on a ‘quick sale’. My instinct tells me that we should use a local conveyancer who is accustomed to conveyancing in Limehouse
It is highly unlikely the sellers are behind this. Should the owner require ‘a quick sale', turning down a serious purchaser is likely to cause more damage than good. Bypass the agents and go straight to the sellers and make sure they understand (a)you are serious buyers (b)you are ready to progress, with finances in place © you are unencumbered (d) you wish to move quickly (e)but you are going to appoint your own,trusted Limehouse conveyancing firm - rather thanthe ones that will give their negotiator at the agency a kickback or meet his conveyancing thresholds pre-set by senior management.
What are your top tips when it comes to appointing a Limehouse conveyancing practice to carry out our lease extension conveyancing?
When appointing a property lawyer for your lease extension (regardless if they are a Limehouse conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you speak with several firms including non Limehouse 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:
What volume of lease extensions has the firm carried out in Limehouse in the last 12 months? How familiar is the practice with lease extension legislation?
Following months of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Limehouse. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to calculate the price payable.
An example of a Freehold Enfranchisement matter before the tribunal for a Limehouse premises is 26 Rhondda Grove in June 2009. The net price payable by the leaseholders as determined by the Tribunal was £3,015.13. This comprised £11,300 premium for the reversion less £8,284.87 costs as ordered by the County Court.
Looking for a conveyancing solicitor in Limehouse. I thought I had one sorted but they are not on the approved list of Clydesdale. It seems that these days most lenders only allow conveyancing practitioners on their panel. Very frustrating restricting the choice for the paying public. Can you refer me to a good Limehouse property lawyer that will assist us as well as represent Clydesdale?
LenderPanel.com is restricted to being a directory service for solicitors who wish to be listed as being on the approved conveyancing panel for Clydesdale in certain areas such as Limehouse . We dont recommend any particular lawyer.