I was told yesterday by my financial adviser that my Waltham Abbey lawyer is not on the mortgage company Solicitor panel. What can I do to be sure that this is correct?
Your first step should be to call your Waltham Abbey lawyer directly. You lawyer should notify you of the situation. If they are not on the panel they may recommend you to a Waltham Abbey conveyancing practice that is on the approved list of lawyers for your lender.
My partner and I have recently purchased a property in Waltham Abbey. We have since encountered a number of problems with the property which we believe were missed in the conveyancing searches. What action can we take? Can you clarify the type of searches that should have been ordered for conveyancing in Waltham Abbey?
It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Waltham Abbey. Conveyancing searches and investigations undertaken as part of the buying process are carried out to help avoid problems. As part of the legal transfer of property, the vendor fills in a form known as a SPIF. answers provided is incorrect, then you may have a claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Waltham Abbey.
My grandfather passed away six months ago and as sole heir and executor I was left the property in Waltham Abbey. The house had a small mortgage left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to UBS, pay off the mortgage. Is this possible?
Where you plan to refinance then UBS will insist on your using a conveyancer on the UBS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your UBS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the UBS mortgage is registered as a charge at the Land Registry.
Just acquired a semi-detached house in Waltham Abbey , What is the estimated time for the Land Registry to register the transfer to my name? My Waltham Abbey conveyancing solicitor works at snail pace, so I want to be sure that my name is recorded.
There is nothing unique about conveyancing in Waltham Abbey registration formalities. As opposed to being determined by geographic area, timescales can vary according to the party submitting the application, whether it is in order and whether the Land registry must send notices to any other parties. As of today roughly 80% of such applications are fully dealt with within two weeks but some can be subject to protracted delays. Registration occurs once the purchaser has moved in to the premises therefore registration formalities is not typically primary concern but where it is urgent that the the registration takes place urgently then you or your conveyancer could contact the land registry and explain the circumstances.
I was recommended by numerous selling agents in Waltham Abbey to select a solicitor on your site. Is there a financial inducement for Estate Agents to promote your services rather than another?
We refuse to offer any commission for sending work to this site. We found it would be just too difficult to pay a commission because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
I am in need of some leasehold conveyancing in Waltham Abbey. Before diving in I want to be sure as to the remaining lease term.
Assuming the lease is recorded at the land registry - and almost all are in Waltham Abbey - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have given up seeking a lease extension in Waltham Abbey. Can this matter be resolved via the Leasehold Valuation Tribunal?
if there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to make a decision on the price payable.
An example of a Freehold Enfranchisement case for a Waltham Abbey premises is 201 & 201a St. Barnabas Road in October 2013. The Tribunal decided that the price to be paid by the Applicants for the freehold interest is £20,071. This case affected 2 flats. The number of years remaining on the existing lease(s) was 69.26 years.