My wife and I are purchasing a 3 bedroom flat in Upper Walthamstow with a mortgage. We would like to retain our Upper Walthamstow conveyancer, but the mortgage company advise he's not on their "panel". We have to appoint one of the lender panel solicitors or retain our Upper Walthamstow solicitor as well as pay for one of their panel firms to act for them. We regard this is inequitable; is there anything we can do?
Unfortunately,no. The mortgage offered to you 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 Upper Walthamstow conveyancing solicitor to apply to be on the conveyancing panel.
What is the first thing I need to know about purchase conveyancing in Upper Walthamstow?
Not many law firms shout this from the rooftops but conveyancing in Upper Walthamstow and elsewhere in England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there exists an abundance of opportunity for confrontation between you and other parties involved in the legal transfer of property. For example, the seller, estate agent and on occasion the lender. Appointing a solicitor for your conveyancing in Upper Walthamstow an important selection as your conveyancer is your adviser, and is the ONLY party in the legal process whose role it is to protect your legal interests and to protect you.
There is a distinct ongoing adversarial element to conveyancing- someone has to be at fault for the process taking so long. We recommend that you must always trust your conveyancer ahead of the other parties when it comes to the legal assignment of property.
We are aiming to move house in January. Will my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you recommend a removal company in Upper Walthamstow. Conveyancing lawyer was organised before I stumbled across this page.
On the day of completion you will need to pick up the house keys from the selling agent however this can only be done when the previous owners solicitors inform the agent that they have the completion monies and the keys can be released. You should inform the removal men that they can start moving you in. We do not suggest a particular removal organisation but can help you choose a residential property solicitor in Upper Walthamstow or a lawyer with expertise in conveyancing in Upper Walthamstow.
I have paid off my mortgage with Nationwide. I assume I don't need a Upper Walthamstow lawyer on the Nationwide panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
I am currently in the process of buying my council flat in Upper Walthamstow. I have a mortgage offer with Virgin Money. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a straight forward, no chain conveyancing. Upper Walthamstow is where the house is located. What do you suggest?
Flying freeholds in Upper Walthamstow are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Upper Walthamstow you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Upper Walthamstow may determine 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 property.
In what way does the Landlord & Tenant Act 1954 affect my commercial offices in Upper Walthamstow and how can you help?
The particular law that you refer to affords protection to commercial lessees, granting the dueness to make a request to court for a renewal lease and continue in occupation when the lease comes to an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and assist with commercial conveyancing in Upper Walthamstow
I need to instruct a conveyancing solicitor in Upper Walthamstow for my remortgage. Is it possible to review a firm’s complaints history with the profession’s regulator?
Members of the public can find published Solicitor Regulator Association (SRA) decisions stemming from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training purposes.