We previously appointed solicitors locally in Redbridge on the Coventry BS solicitor approved list. They are now charging me an additional amount for the legal aspects of the Coventry BS mortgage. Is this an additional conveyancing fee set by Coventry BS?
Provided it is contained in their Terms of Engagement or Quote then yes your property lawyer may levy a fee for this. This charge is not dictated by Coventry BS but by your Redbridge property lawyer. Plenty of firms on the Coventry BS panel will charge ’dealing with mortgage’ fee and others do not.
We were going to get a DIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Redbridge solicitors on the Virgin Money conveyancing panel, or is it better to go independently?
You will need to appoint Redbridge solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
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 Redbridge bank branch on a couple of occasions and was advised it wasn't an issue and they will lend. My Redbridge conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend based on their specific requirements. I simply don't know who is right.
The conveyancer has to comply with the Council of Mortgage Lenders’ Handbook section two conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I used Action Conveyancing several years ago for my conveyancing in Redbridge. Now, I need the files however the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Redbridge of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Redbridge differ for new build properties?
Most buyers of new build property in Redbridge come to us having been asked by the seller to exchange contracts and commit to the purchase even before the house is finished. This is because developers in Redbridge tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Redbridge or who has acted in the same development.
I was pointed in your direction by numerous selling agents in Redbridge to select a property lawyer on your site. Is there a financial advantage for Estate Agents to recommend your services over another?
We refuse to offer any commission for sending work our way. We found it would be just too difficult to pay a commission because home movers will think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
Am I better off to instruct a Redbridge conveyancing practitioner based in the location that I am hoping to buy? An old friend can conduct the conveyancing but her office is approximately 350kilometers drive away.
The benefit of a high street Redbridge conveyancing firm is that you can pop in to execute documents, hand in your identification documents and apply pressure on them if necessary. They will also have local insight which is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If you know people who used your friend and in the main were happy that should outweigh using an unknown Redbridge conveyancing lawyer solely due to them being Redbridge based.
Last May I purchased a leasehold property in Redbridge. Am I liable to pay service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, 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).
Having spent years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Redbridge. Can we issue an application to the Residential Property Tribunal Service?
You certainly can. We can put you in touch with a Redbridge conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Redbridge residence is 59 & 59a Clarendon Gardens in February 2014. The Tribunals valuation for the freehold was £30,073.00 The unexpired term was 65 and 61.