My wife and I have organised a further advance on our home loan from Lloyds as we want to conduct improvements to our property in Mile End. Are we obliged to select a bricks and mortar Mile End solicitor on the Lloyds conveyancing panel to deal with the legals?
Lloyds don't usually require a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds conveyancing panel.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Mile End bank branch on a couple of occasions and was reassured it wasn't an issue and they will lend. My Mile End conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend in accordance with their specific requirements. Who do I believe?
The conveyancing practitioner must follow the Council of Mortgage Lenders’ Handbook section two conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
After what seems like an age I have had an offer on an apartment in Mile End agreed to, but there is a chain. The vendors have offered on a property, but it’s not yet tied up, and are looking at other flats in the pipeline. I have selected a local conveyancing solicitor in Mile End. What do I do now? At what stage do I apply for the mortgage with Santander?
It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then valuation, Mile End conveyancing search fees, etc). First, you must ensure that your conveyancer is on the Santander conveyancing panel. As to the subsequent steps this very much dictated by the specifics of your case, desire for this property and on the state of the market. During a hot market the majority of buyers will apply for the mortgage with Santander and pay for the valuation and only if it was satisfactory would they ask their conveyancer to proceed with searches.
I understand that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when acquiring a residence in Mile End? or I am told that there is a law dating back centuries that could mean that owners of property living in a parish church boundary may be liable to pay for repairs to the chancel in proximity to the church. Is this appropriate for conveyancing in Mile End?
Unless a prior acquisition of the premises completed post 12 October 2013 you can assume that lawyers handling conveyancing in Mile End to continue to suggest a chancel search and or chancel repair liability insurance.
I used Action Conveyancing several years ago for my conveyancing in Mile End. I now require my file but the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Mile End of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
The estate agent has sent us the confirmation of our purchase of a new build flat in Mile End. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Mile End
Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I need to instruct a conveyancing lawyer in Mile End for my house move. Can I see a firm’s record with the legal regulator?
You can see presented Solicitor Regulator Association (SRA) determinations arising from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. For records Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The regulator sometimes recorded telephone calls for training purposes.
My boyfriend is purchasing a leasehold flat in Mile End. He was given a quote by the conveyancer connected to the selling agents totaling £1300 . It was fifteen years ago I sold and bought a house and the bill was £just under six hundred pounds. Have charges really gone up that much?
We would recommend that you e-mail 3 or 4 local Mile End conveyancing firms seeking estimates. It is advisable to base your decision not solely on cost, but on promptness and on how comprehensive the reply is.