Having sold my house in Little Ilford last March yet the purchaser is telephoning me to say their conveyancer is waiting to hear from myconveyancer. What are the post completion sale formalities following completion?
Following your sale your solicitor is duty bound to deliver the transfer documentation and all supplemental paperwork to the buyer’s conveyancer. If applicable, your conveyancer must also evidence that the home loan has been redeemed to the purchasers solicitors. There are no post completion tasks specific conveyancing in Little Ilford.
Is it the case that all Little Ilford conveyancing solicitors on the Bank of Ireland conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Bank of Ireland conveyancing panel they would need to be overseen by the SRA. The majority of lenders do permit licenced conveyancers on their panel and in that case the organisation would be regulated by the CLC.
We were going to get a DIP from Skipton this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Skipton recommend any Little Ilford solicitors on the Skipton conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Little Ilford solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
The formalities of my purchase has taken place for my property in Little Ilford. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I have been told that property searches are the primary reason for obstruction in Little Ilford house deals. Is this right?
The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not feature within the most frequent causes of delays during the legal transfer of property. Local searches are unlikely to feature in any holding up conveyancing in Little Ilford.
I have todaybecome aware that Stirling Law have been shut down. They conducted my conveyancing in Little Ilford for a purchase of a leasehold flat 18 months ago. How can I check that my home is in my name in the name of the former proprietor?
The quickest way to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Little Ilford conveyancing specialists.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Little Ilford is the location of the property. Can you offer any guidance?
Flying freeholds in Little Ilford are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Little Ilford you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Little Ilford may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I work for a long established estate agent office in Little Ilford where we have experienced a few leasehold sales put at risk as a result of leases having less than 80 years remaining. I have been given inconsistent advice from local Little Ilford conveyancing firms. Could you shed some light as to whether the owner of a flat can start the lease extension process for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I own a first floor flat in Little Ilford. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the premium payable for the purchase of the freehold?
You certainly can. We can put you in touch with a Little Ilford conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Little Ilford premises is 9 Granville Road in June 2014. The tribunal determines the enfranchisement price payable by the applicants for the freehold was £32,548 This case was in relation to 5 flats. The remaining number of years on the lease was 73.8 years.