We are purchasing a 3 bedroom apartment in Waltham Forest with a mortgage. We would like to retain our Waltham Forest solicitor, but the bank says she’s not on their "panel". It seems we have no choice but to appoint one of the bank panel firms or continue with our Waltham Forest conveyancer as well as pay for one of their panel ones to represent them. This feels very unfair; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Waltham Forest conveyancing solicitor to apply to be on the conveyancing panel.
Can the conveyancing practitioners listed on your site handle auction conveyancing in Waltham Forest?
We know of a few niche lawyers we can connect you with those specialising in auction conveyancing. Waltham Forest is one of the many locations where our lawyers have offices.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The conveyancers who dealt with the conveyancing in Waltham Forest 10 years ago are no longer around. What are my options?
Gone are the days when you need to hold title deeds to establish that you own the land or property, as the Land Registry have everything they need in a digital format.
My uncle has urged me to instruct his conveyancing solicitors in Waltham Forest. Should I choose my own conveyancer?
There are no two ways about it the ideal way to choose a conveyancing solicitor is to get guidance from friends or relatives who have actually experience in using the firm you're considering.
I am tempted by the attractive purchase price for a two apartments in Waltham Forest both have about forty five years unexpired on the lease term. should I be concerned?
There is no doubt about it. A leasehold flat in Waltham Forest is a wasting asset as a result of the reducing lease term. The closer the lease gets to zero years unexpired, the more it reduces the marketability of the premises. The majority of purchasers and mortgage companies, leases with under eighty years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Waltham Forest conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
My wife and I have hit a brick wall in seeking a lease extension in Waltham Forest. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most certainly. We can put you in touch with a Waltham Forest conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Waltham Forest premises is 32 Howard Road in June 2012. the Tribunal held that premium payable for the freehold reversion should be £35,825 This case related to 2 flats. The unexpired term as at the valuation date was 64 years.
Is there a difference between surveying and conveyancing in Waltham Forest?
Conveyancing - in Waltham Forest or elsewhere - is the process of legally transferring legal title of property from one person to another. It therefore includes the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re intending to buy and will help you discover the condition of the building and, if there are problems, give you a powerful reason for reducing the price down or asking the vendor to remedy the problems before you complete your move.