I do hope you can help me. My Stanford Le Hope solicitor is advising me that she is duty bound toconduct Stanford Le Hope conveyancing searches resulting from the fact thatthe firm are on the HSBCconveyancing panel. Do I not have any say here?
You have limited options available to you. Given that you are taking out a loan with a bank your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Stanford Le Hope conveyancing searches.
We note that you have a post code search directory identifying firms on the RBS conveyancing panel. Do companies pay you a referral fee if I instruct them for our own conveyancing in Stanford Le Hope?
We are a listing service only for law firms wishing to communicate if they are on the RBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Stanford Le Hope.
I have a terraced Victorian house in Stanford Le Hope. Conveyancing practitioner represented me and Accord Mortgages Ltd. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You should read 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Stanford Le Hope and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with the conveyancing lawyer who completed the work.
How simple is it to use the search tool to select a conveyancing lawyer in Stanford Le Hope on the authorised to act for my bank?
First pick a mortgage company such as National Westminster Bank, The Mortgage Works or Clydesdale then type in your location for instance Stanford Le Hope. Conveyancing organisations in Stanford Le Hope and beyond will then be listed.
Do you have any advice for leasehold conveyancing in Stanford Le Hope with the purpose of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Stanford Le Hope can be bypassed where you appoint lawyers as soon as your agents start advertising the property and ask them to put together the leasehold documentation needed by the purchasers’ representatives. A minority of Stanford Le Hope leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors. If you are supposed to have a share in the freehold, you should make sure that you have the original share certificate. Obtaining a replacement share certificate is often a time consuming process and frustrates many a Stanford Le Hope conveyancing transaction. Where a reissued share is required, you should approach the company director and secretary or managing agents (where relevant) for this sooner rather than later. If there is a history of conflict with your freeholder or managing agents it is essential that these are settled prior to the flat being put on the market. The buyers and their solicitors will be reluctant to purchase a property where there is an ongoing dispute. You will have to accept that you will have to discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as over rather than unresolved.
Stanford Le Hope Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to buying
The best form of lease structure is if the freehold title is in the ownership of the leaseholders. In this situation the tenants have control and although a managing agent is usually employed if the building is bigger than a house conversion, the managing agent acts for the leaseholders themselves. Does this lease have more than 82 years left? What is the yearly service fee and ground rent?
How do I discover who owns a house in Stanford Le Hope?
Provided the premises is recorded at HMLR, and you have the details of the address of the property, you will be able to obtain details from the the Land Registry of the registered owner for a for less than a fiver.