As someone not used to the Snaresbrook conveyancing process what is the number one tip you can give me concerning the ownership transfer in Snaresbrook
You may not hear this from too many lawyers but conveyancing in Snaresbrook and elsewhere in North East London is an adversarial process. Put another way, when it comes to conveyancing there exists an abundance of opportunity for confrontation between you and other parties involved in the house moving process. For instance, the vendor, property agent and on occasion the bank. Selecting a solicitor for your conveyancing in Snaresbrook an important selection as your conveyancer is your adviser, and is the ONE party in the process whose responsibility is to act in your best interests and to protect you.
Every so often a third party with a vested interest will attempt to convince you that it is in your interests to do things their way. For example, the property agent may claim to be helping by claiming that your solicitor is slow. Or your financial adviser may advise you to do something that is against your solicitors recommendation. You should always trust your lawyer above all other parties in the home moving process.
We wanted to use a property lawyer in Snaresbrook for our home move. Our broker informed us that our mortgage company Yorkshire Building Society won't deal with them. Surely this is unduly restrictive?
Pre- 2008 most lenders had a different appetite for risk. Almost all Snaresbrook conveyancing firms would have been on most mortgage company panels. The FSA in 2010 carried out a thematic investigation into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more data from law firms about their operations and their employees and establishing certain criteria such a completing on a minimum number of conveyancing. Many Snaresbrook conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Snaresbrook is amongst the hundreds of areas where the conveyancers we list are are authorised to act for Yorkshire Building Society.
I used Stirling Law a few years ago for my conveyancing in Snaresbrook. I now require my file but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate 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 Snaresbrook 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.
I'm buying a new build house in Snaresbrook with a mortgage from Chelsea Building Society. The developers would not budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not inform my conveyancer about this side-deal as it would affect my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
In what way does the Landlord & Tenant Act 1954 affect my commercial premises in Snaresbrook and how can you help?
The 1954 Act provides a safeguard to business leaseholders, giving them the dueness to apply to court for a renewal tenancy and remain in occupation at the end of the lease term. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act for protection and handle your commercial conveyancing in Snaresbrook
The lawyers carrying out our conveyancing in Snaresbrook has sent papers to review that reveal that the land is unregistered with epitome documents. How can it be that the property not registred at HM Land Regsitry?
Although the vast majorities of properties in Snaresbrook are now registered with HM Land Registry there are still some that remain unregistered. Any property in Snaresbrook that has been purchased since the late 1980’s will have been registered at the HM Land Registry under the compulsory ‘first registration’ scheme. However, if a Snaresbrook property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Plenty of Snaresbrook conveyancing practitioners will be familiar with this type of conveyancing but where uncertainty prevails the conventional recommendation these days is for the current owners to register the title first and thereafter deal with the sale conveyance - this undoubtedly cause a significant delay.