Can I be sure that the Limehouse conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in Limehouse getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer carrying out your transaction.
I have paid off my mortgage with Clydesdale. I assume I don't need a Limehouse property lawyer on the Clydesdale panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
After what seems like an age I have had an offer on a maisonette in Limehouse agreed to, the sellers do however have a dependent purchase. The owners have offered on a property, however it’s not yet tied up, and have viewings of other apartments in the pipeline. I have instructed a local conveyancing solicitor in Limehouse. What do I do now? At what point should I apply for the mortgage with Principality?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is approx one thousand pounds, then survey, Limehouse conveyancing search costs, etc). The first course of action is to ensure that your solicitor is on the Principality approved list. As to the subsequent phase this very much depends on the specifics of your transaction, desire for the property and on the state of the market. During a rising market many purchasers would apply for the mortgage with Principality and pay for the valuation and only if it was satisfactory would they pay their lawyer to move forward with the conveyancing in Limehouse.
My wife and I purchased a renovated Georgian house in Limehouse. Conveyancing solicitor represented me and Alliance & Leicester . I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold under the matching property. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Limehouse and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with your conveyancing lawyer who completed the work.
I have been on the look out for a flat up to £305k and identified one close by in Limehouse I like with open areas and transport links in the vicinity, however it only has 49 years unexpired on the lease. There is not much else in Limehouse suitable, so just wondered if I would be making a grave error buying a short lease?
Should you need a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.
Given that I will soon spend £400,000 on a two bedroom apartment in Limehouse I would like to have a conversation with the conveyancer concerning thetransaction in advance of appointing the firm. Can this be arranged?
This is something that we recommend - we would be pleased to talk to you we do not take any clients on without you first talking to the lawyer who will be conducting your property ownership legalities in Limehouse.There is no ‘factory style conveyancing’ - each client is an important individual, not a case reference. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Limehouse should be the figure that you are charged.
My partner has suggested that I appoint his conveyancers in Limehouse. Do I follow his guidance?
There are no two ways about it the ideal way to choose a conveyancing solicitor is to have guidance from friends or family who have previously instructed the conveyancer that you are are thinking of instructing.
I have recently realised that I have Fifty years unexpired on my flat in Limehouse. I now wish to get lease extension but my landlord is missing. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to demonstrate that you have done all that could be expected to find the landlord. In some cases a specialist would be helpful to try and locate and to produce an expert document which can be used as evidence that the landlord can not be located. It is advisable to get professional help from a conveyancer both on devolving into the landlord’s absence and the vesting order request to the County Court overseeing Limehouse.
I am the leaseholder of a ground flat in Limehouse. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the amount due for a lease extension?
You certainly can. We are happy to put you in touch with a Limehouse conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Limehouse property 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.