Please help. My Limehouse lawyer is advising me that he is legally obliged toorder Limehouse conveyancing searches becausethe firm are on the Lloydssolicitor panel. Is my conveyancer correct?
Unfortunately both you and your lawyer have little choice here. As you are taking a home loan with a mortgage company your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Limehouse conveyancing searches.
My lawyer in Limehouse is not listed on the Coventry Building Society Conveyancing Panel. Can I still continue with my prefered solicitor notwithstanding that they are not on the Coventry Building Society approved list?
The limited options available to you here include:
- Carry on with your preferred Limehouse lawyers but Coventry Building Society will need to use a solicitor on their list of acceptable firms. This will result in additional overall legal fees as well as cause frustration.
- Find an alternative solicitor to to deal with the purchase, not forgetting to check they are Coventry Building Society approved.
- Persuade your Coventry Building Society solicitor to try to join the Coventry Building Society panel
I opted to have a survey completed on a house in Limehouse ahead of appointing conveyancers. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some mortgage companies will not grant a loan on such a home.
It depends who your proposed lender is. HSBC has different instructions for example to Halifax. If you contact us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Limehouse. Conveyancing may be slightly more expensive based on your lender's requirements.
Given that I will soon spend hundreds of thousands of pounds on a house in Limehouse I wish to have a conversation with the lawyer regarding thehouse move ahead of appointing the firm. Can this be arranged?
We could not agree more - it is our preference to talk to you we do not take any clients on without you first talking to the solicitor due to be conducting your property ownership legalities in Limehouse.There is no ‘factory style conveyancing’ - each client is an important person, not a file reference. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Limehouse should be the figure that you are charged.
I am on look out for some leasehold conveyancing in Limehouse. Before I set the wheels in motion I want to be sure as to the remaining lease term.
If the lease is registered - and most are in Limehouse - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Having spent months of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Limehouse. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Absolutely. 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 flat 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.
I have miscalculated my finances and am a couple of thousand pounds short a 10% deposit on my apartment purchase in Limehouse , but I still want to proceed. What can I do?
You can agree a lesser deposit. Most vendors will agree to a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment