Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Snaresbrook?
Two types of professional can carry out conveyancing in Snaresbrook namely licenced conveyancers or solicitors. Both professionals handle the legal services that required to complete the disposal or acquisition of property. They are both obliged to conduct Snaresbrook conveyancing to the same quality and guidelines so you may be sure that your conveyancing will be professionally administered and that all requisite procedures should be accurately adhered to.
I'm the sole beneficiary of my late mum's estate with all property in now in my sole name, including the house in Snaresbrook. The Snaresbrook property was put into my name in March. I plan to dispose of the property. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship will be regarded the same way as if I'd bought the house in March. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this requirement primarily exists to capture subsales or the wholesaling and assigning of property.
I am selling my flat. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Leeds Building Society are being problematic. The Snaresbrook solicitor who is on the Leeds Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I purchased a semi-detached Georgian house in Snaresbrook. Conveyancing lawyer acted for me and Yorkshire Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, another for leasehold with the exact same address. I'd like to know for sure, how can I find out??
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Snaresbrook and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with the conveyancing solicitor who conducted the conveyancing.
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. Snaresbrook is where the house is located. Can you offer any assistance?
Flying freeholds in Snaresbrook are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Snaresbrook you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Snaresbrook may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
My husband and I are four weeks into a residential purchase having been recommend to a firm by the selling agent to carry out the conveyancing in Snaresbrook. We are not happy. Could you you assist me in finding new lawyers?
They would have to be very poor in order to consider replacing them. Has the loan offer been generated? If so you will need to make them aware of the new contact details and have the mortgage documents are issued to the new lawyers. The solicitor ideally needs to be on the mortgage company panel to avoid added charges and frustration. That should be your first question of the new conveyancers. Our search tool should assist you in finding a lender approved solicitor for your home move in Snaresbrook
I own a leasehold flat in Snaresbrook. Conveyancing and Nottingham Building Society mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1991. The conveyancing practitioner in Snaresbrook who acted for me is not around. Any advice?
The first thing you should do is make enquiries of HMLR to make sure that this person is indeed the new freeholder. There is no need to instruct a Snaresbrook conveyancing solicitor to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I am the registered owner of a garden flat in Snaresbrook. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the sum payable for a lease extension?
Where there is a absentee freeholder or where there is dispute about what the lease extension should cost, under the relevant legislation you can apply to the First-tier Tribunal (Property Chamber) to determine the sum to be paid.
An example of a Freehold Enfranchisement case for a Snaresbrook flat is 36 New Wanstead in August 2010. The Tribunal arrived at a valuation of the premium for the freehold of £22,359. This case affected 2 flats. The unexpired residue of the current lease was 73.92 years.
I need to change lawyers as my Snaresbrook lawyer is not on the bank's approved list of conveyancing solicitors. Is it advisable to appoint a new law firm?
If you haven't yet instructed a conveyancer to do anything for you and at this stage simply received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Snaresbrook that you're considering.