My wife and I are buying a 1 bedroom apartment in Redbridge with a mortgage. We have a Redbridge solicitor, however the bank says she’s not on their "panel". We have to appoint one of the lender panel solicitors or retain our Redbridge property lawyer and pay for one of their panel ones to represent them. This feels very unfair; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Redbridge conveyancing solicitor to apply to be on the conveyancing panel.
Are there restrictive covenants that are commonly identified during conveyancing in Redbridge?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Redbridge. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Due to the input of my in-laws I had a survey completed on a property in Redbridge prior to retaining conveyancers. I have been advised that there is a flying freehold aspect to the property. The surveyor has said that some lenders tend not issue a loan on such a premises.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used 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.
Given that I am about to spend £400,000 on a property in Redbridge I would like to have a conversation with the solicitor about myconveyancing ahead of instructing the firm. Is this something that you can arrange?
We could not agree more - we would be happy to talk to you we do not take any clients on without you first talking to the conveyancer due to be conducting your property ownership legalities in Redbridge.There is no ‘factory style conveyancing’ - each client is an important person, not a file reference. The law firms that we put you in touch with believe that the fees you are quoted for residential conveyancing in Redbridge should be the amount on the final invoice that you are charged.
I need to instruct a conveyancing lawyer in Redbridge for my home move. Is it possible to see a solicitor's record with the profession’s regulator?
Members of the public may see documented Solicitor Regulator Association (SRA) determinations stemming from investigations commenced on or after 1 January 2008. Visit Check a solicitor's record. To find records Pre 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The SRA may recorded telephone calls for training requirements.
Can you offer any advice when it comes to appointing a Redbridge conveyancing practice to deal with our lease extension?
When appointing a property lawyer for lease extension works (regardless if they are a Redbridge conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with two or three firms including non Redbridge conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be helpful:
Can they put you in touch with clients in Redbridge who can give a testimonial? What are the costs for lease extension conveyancing?
Despite our best efforts, we have been unsuccessful in trying to purchase the freehold in Redbridge. Can the Leasehold Valuation Tribunal adjudicate on premiums?
if there is a missing landlord or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to calculate the price.
An example of a Freehold Enfranchisement case for a Redbridge residence is 59 & 59a Clarendon Gardens in February 2014. The Tribunals valuation for the freehold was £30,073.00 The unexpired residue of the current lease was 65 and 61.