I have given 8 weeks notice to my existing landlord and have to leave my rented flat in Waltham Forest by 9/5/2023. Conveyancing for my house purchase is progressing. Is it possible to complete in three weeks as don't want to have to move into temporary accommodation?
Generally one should not serve notice for your lease until exchange of contracts has taken place. Assuming that you have not previously done so, update to your conveyancer and urge them to they apply pressure on the other solicitors, try to get a realistic time scale from them that all parties will work to achieve
We had appointed conveyancing lawyers based in Waltham Forest on the Virgin Money solicitor panel. They have just invoiced me a further amount for handling the Virgin Money mortgage. Is this an additional conveyancing fee specified by Virgin Money?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your solicitor can charge a fee for this. This fee is not set by Virgin Money but by your Waltham Forest conveyancer. Numerous firms on the Virgin Money panel will quote ’dealing with mortgage’ fee but some practices incorporate it on their overall fee.
We have agreed to purchase a house in Waltham Forest. A rare aspect is that the roof has a solar panel. Principality have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Principality your lawyer must follow the conveyancing instructions outlined in Part two of UK Finance Lenders’ Handbook for Principality. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and lawyers are required to report to Principality where a lease does not meet these conditions. The provisions relate to the installation of panels on properties countrywide and is not limited to Waltham Forest.
We were going to get a AIP from RBS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do RBS recommend any Waltham Forest solicitors on the RBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Waltham Forest solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
Do I need to take out insurance to protect me from financial exposure to chancel repairs when buying a house in Waltham Forest?
Unless a prior purchase of the property took place after 12 October 2013 you may take it that lawyers conducting conveyancing in Waltham Forest to continue to advocate a chancel search and or insurance against a claim.
The estate agent has sent us the confirmation of our purchase of a new build flat in Waltham Forest. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Waltham Forest
Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
Should I be suspicious that 3rd parties that I am dealing with are encouraging me to use a web based conveyancing firm rather than a local Waltham Forest conveyancing company?
As with many professional services, often input from family and friends can be worth their weight in gold. Nevertheless there are lots of players in a conveyancing transaction; estate agents, financial adviser and lenders might all put forward solicitors to instruct. On occasion these solicitors might be known to one of the organisations as being good in their field, but occasionally there may be a commercial relationship behind the recommendation. You are free to select your preferred conveyancer. However, bear in mind that the majority of mortgage providers have an approved list of solicitors you have to use for the mortgage aspect of your home move.
Am I best advised to appoint a Waltham Forest conveyancing lawyer in close proximity to the house I am hoping to buy? An old friend can carry out the conveyancing however her office is 300miles drive away.
The benefit of a high street Waltham Forest conveyancing practice is that you can drop in to execute documents, deliver your identification documents and apply pressure on them where appropriate. They will also have local insight which is a plus. However nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and they were content that should outweigh using an unfamiliar Waltham Forest conveyancing solicitor just because they are based in the area.