I opted for a high street solicitor for my conveyancing in West Ham yesterday. Going through the Terms and Conditions it is apparent thatI am on the hook for costs even if our purchase doesn't happen. Would I be best advised to choose an internet firm promising no completion no charge conveyancing in West Ham?
It is usually a trade off in that if "No Completion No Fee" is advertised then the fee levels will tend to be be more expensive to neutralise those cases that do not go ahead. You should be mindful that these schemes generally do not cover outlay such your West Ham conveyancing search fees.
I am assisting my sister sell her house in West Ham. Will the conveyancing solicitor order an energy assessment or it is for the owner to see to?
Following the demise of HIPs, EPC’s became a compulsory element of selling a house. An energy assessment needs to be to hand in advance of the property being marketed. This is not something that law firms ordinarily organise. If you are using a West Ham conveyancing lawyer they might be willing to arrange energy performance certificates due to their contacts with reputable local providers
I had a mortgage agreed in principle with Leeds Building Society. West Ham conveyancing solicitors have been selected. What is the average time that one could expect to receive a mortgage offer from Leeds Building Society?
Some lenders take longer than others. Have Leeds Building Society done the survey? Have you informed Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am expecting a DIP from Yorkshire BS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any West Ham solicitors on the Yorkshire BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint West Ham solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
Have completed on a a semi-detached house in West Ham , What is the estimated time for the Land Registry to record my title? My West Ham conveyancing solicitor works at snail pace, so I want to be sure the land registry aspects are dealt with.
There is nothing unique when it comes to conveyancing in West Ham registration formalities. As opposed to being determined by geographic area, timeframes can adjust subject to who lodges the application, whether it is in order and whether the Land registry must send notices to any third persons or bodies. Currently approximately three quarters of submission are completed within 12 days but some can be subject to longer hold-ups. Historically registration takes place once the new owner has moved in to the property therefore post completion formalities is not typically an essential issue but if it is urgent that the the registration takes place urgently then you or your conveyancer should speak with the land registry and explain the circumstances.
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. West Ham is where the house is located. Can you offer any opinion?
Flying freeholds in West Ham are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside West Ham you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Ham may ascertain 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 premises.
I work for a busy estate agent office in West Ham where we have experienced a number of leasehold sales derailed as a result of short leases. I have received inconsistent advice from local West Ham conveyancing firms. Please can you clarify whether the seller of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a West Ham conveyancing firm to help?
in cases where there is a absentee freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to make a decision on the sum to be paid.
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 affected 1 flat. The remaining number of years on the lease was 69.77 years.
How up-to-date is your search tool for the bank conveyancing panel in West Ham? Do the lenders send you an updated list?
West Ham firms and firms conducting conveyancing in West Ham themselves provide us confirmation that they are on the lender conveyancing panel as opposed to being supplied with a list from the lender directly.