I used Stirling Law a few years ago for my conveyancing in West Ham. I now require my file however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in West Ham of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. West Ham is where the house is located. Can you offer any assistance?
Flying freeholds in West Ham are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in West Ham you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Ham 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 residence.
What tools are available to identify a West Ham solicitor on the Bank of Scotland conveyancing panel? I drive a motor bike and am willing to travel upto 25miles to meet the solicitor.
You can use the tool on this page. Please pick a lender and your location and you will see a number of West Ham conveyancing lawyers based on proximity. We have listed some West Ham conveyancing firms at the bottom of this page and you can ring them to check whether they are on the Bank of Scotland member panel
We're FTB’s - had an offer accepted, yet the selling agent told us that the vendor will only proceed if we appoint their chosen solicitors as they are insisting on a ‘quick sale’. We would rather use a local solicitor who is familiar with conveyancing in West Ham
It is unlikely the sellers are behind this. If they desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is counter productive. Speak to the vendors direct and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you are going to appoint your preferred West Ham conveyancing firm - as opposed tothose that will give their estate agent a introducer fee or achieve conveyancing thresholds demanded by corporate headquarters.
I am intending to sublet my leasehold flat in West Ham. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?
Even though your previous West Ham conveyancing solicitor is no longer around you can check your lease to see if you are permitted to let out the apartment. The accepted inference is that if the lease is silent, subletting is allowed. Quite often there is a prerequisite that you are obliged to obtain permission via your landlord or other appropriate person in advance of subletting. This means you not allowed to sublet without prior consent. Such consent is not allowed to be unreasonably turned down. If your lease prohibits you from letting out the property you will need to ask your landlord if they are willing to waive this restriction.
I inherited a ground-floor 1960’s flat in West Ham. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the premium due for the purchase of the freehold?
if there is a missing landlord or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to determine the price.
An example of a Lease Extension case for a West Ham premises is 46 Credon Road in January 2014. On 11 September 2013 Deputy District Judge Price sitting at the Bow County Court made a vesting order that the freeholder surrender his lease and be granted a new lease of the Premises on such terms as may be determined by the First Tier Tribunal (Property Chamber).The appropriate sum as concluded by the Tribunal was £7225 This case was in relation to 1 flat. The unexpired term as at the valuation date was 69.77 years.
I own a leasehold flat in West Ham. Conveyancing was finalised in 21012. I have been told that I mustn’t let the the remaining lease term to fall too low. Why is that a problem?
West Ham leasehold properties are for a fixed period - often 99 years when they are first granted. However a significant flats in West Ham were constructed or converted 20 or more years ago and so such leases now have under eighty years left to run. That may seem like a long time however Banks, Building Societies and other mortgage lenders tend to need leases to have a minimum of seventy five years unexpired to be mortgageable. This means that when you come to sell the property you will need to extend the term of your lease if you are approaching seventy five years. To enhance the saleability of your property you should be considering whether to extend your lease well in advance of selling the property. There are also significant benefits to doing so before the lease hits 80 years as when the lease falls below eighty years the amount to be paid to extend starts to increase.