Can your site be used to recommend a Conveyancing solicitor in Redbridge even where I’m not purchasing or disposing of a house, for example if I want to acquire an office in Redbridge with a mortgage from Clydesdale?
The service is predominantly used to locate residential conveyancing solicitors in Redbridge but we have set out towards the end of this page a few Redbridge commercial conveyancing firms. You will need to enquire with the solicitors directly to see if they are also authorised to represent Clydesdale
My aunt passed away 10 months ago and as sole heir and executor I was left the house in Redbridge. The house had a small mortgage left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Skipton, pay off the mortgage. Is this allowed?
Given you plan to re-mortgage then Skipton will require that you use a conveyancer on the Skipton conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Skipton conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Skipton mortgage is registered as a charge at the Land Registry.
Is it the case that all Redbridge CQS (Conveyancing Quality Scheme) solicitors are on the Nottingham conveyancing list of approved firms?
It is true that some lenders now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
How can we know in advance if a Redbridge conveyancing solicitor on the Virgin Money panel is any good?
When it comes to conveyancing in Redbridge seeking 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 advertising the lowest fees. We would always suggest that you speak with the solicitor handling your transaction.
Two weeks ago we had a mortgage agreed in principle with Leeds Building Society. Redbridge conveyancing lawyers were instructed. What is the average time that one could expect to receive a mortgage offer from Leeds Building Society?
There is no definitive answer here. Have Leeds Building Society conducted the valuation? Have you advised Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
4 months have gone by following my purchase conveyancing in Redbridge took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I opted to have a survey carried out on a property in Redbridge ahead of retaining lawyers. I have been told that there is a flying freehold aspect to the property. The surveyor advised that some lenders will not give a loan on such a property.
It depends who your proposed lender is. Santander has different requirements for example to Halifax. If you contact us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Redbridge. Conveyancing will be smoother if you use a solicitor in Redbridge especially if they are acquainted with such properties in Redbridge.
I work for a long established estate agent office in Redbridge where we see a number of leasehold sales jeopardised due to leases having less than 80 years remaining. I have been given conflicting advice from local Redbridge conveyancing firms. Please can you shed some light as to whether the seller of a flat can commence the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-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 sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord 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 purchaser.
I inherited a a ground floor purpose built flat in Redbridge. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the premium due for the purchase of the freehold?
Most definitely. We can put you in touch with a Redbridge conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Redbridge property is 59 & 59a Clarendon Gardens in February 2014. The Tribunals valuation for the freehold was £30,073.00 The unexpired lease term was 65 and 61.