We wanted to use a property lawyer in North Ockendon for our home move. Our broker has since notified us that our bank Lloyds TSB Bank won't deal with them. Surely this is unfair competition?
A lender will require an approved solicitor act for it. Borrowers are liable to meet the cost of this. Try using our database to get a quote from a solicitor to carry conveyancing in North Ockendon on the Lloyds TSB Bank approved list of solicitors.
Forgive me if this question is silly but I am new to the home moving as a 1st time purchaser of a ground floor flat in North Ockendon. Do I receive the keys to the house on completion from my conveyancer? If so, I will use a High Street conveyancing solicitor in North Ockendon?
On the day of completion you will not be required to attend the conveyancers office in North Ockendon. Your solicitors will electronically transfer the completion advance to the vendor’s conveyancers, and once they have received this, you should be invited to collect the keys from the property Agents and move into your new home. Usually this happens between 1 and 3pm.
I am the only beneficiary of my late grandmother’s will with all property in now in my sole name, including the house in North Ockendon. The North Ockendon property was put into my name in January. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my property ownership may be regarded the same way as though I had purchased the property in January. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How sensible a view lenders take of it, depend on the mortgage company as this clause principally exists to pick up on the purchase and immediately sell or the wholesaling and assigning of property.
We have agreed to purchase a house in North Ockendon. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender TSB be concerned?
Given that your lender is TSB your lawyer must comply with the conveyancing requirements outlined in Part 2 of UK Finance Lenders’ Handbook for TSB. The CML Handbook includes minimum provisions for solar panel roof-space leases, and conveyancers are required to report to TSB where a lease does not meet these requirements. The provisions relate to the installation of panels on properties in England and Wales and is not restricted to North Ockendon.
What can a local search tell me regarding the house I am purchasing in North Ockendon?
North Ockendon conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search organisations for example Xpress Legal The local search is essential in every North Ockendon conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your new home. The search should supply data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.
I am buying a new build apartment in North Ockendon. 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 legal work.
Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in North Ockendon
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There must be mutual enforceability of lessee’s covenants. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
We're FTB’s - agreed a price, but the agent has warned us that the vendor will only move forward if we appoint their preferred solicitors as they need an ‘expedited deal’. My instinct tells me that we should use a family solicitor used to conveyancing in North Ockendon
We suspect that the seller is unaware of this demand. If they want ‘a quick sale', taking such a hostile approach to a serious buyer is counter productive. Bypass the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are ready to go, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)however you are going to use your preferred North Ockendon conveyancing solicitors - not the ones that will give the estate agent a kickback or meet his conveyancing thresholds set by senior management.
Last September I purchased a leasehold property in North Ockendon. Am I liable to pay service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
After years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in North Ockendon. Can we issue an application to the Residential Property Tribunal Service?
if there is a missing freeholder or if there is disagreement about what the lease extension should cost, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to decide the premium.
An example of a Lease Extension decision for a North Ockendon premises is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case affected 1 flat. The unexpired lease term was 57.5 years.