Please help. My Beckton conveyancer is informing me me that he has toorder Beckton conveyancing searches stemming from the fact thatthe firm are on the Lloydsconveyancing panel. These Beckton searches cost a lot of money can this be avoided?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Beckton conveyancing searches.
Is there a reason why leasehold purchase conveyancing in Beckton is more expensive?
The conveyancing fees on a leasehold property in Beckton is often higher when contrasted to a freehold property. This is because there is an amount of additional work required in dealing with the landlord and managing agents to obtain information about whether the rent and service fee have been discharged and whether there are any major works due in the foreseeable future on repairs or maintenance of the block.
Completion of my remortgage has taken place for my property in Beckton. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Beckton building society branch on a couple of occasions and was told it wasn't a problem and they will lend. My Beckton conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they would not lend in accordance with their published requirements. Who do I believe?
Your conveyancing practitioner has to follow the CML Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
After shopping around on the internet I have found a Beckton conveyancing practitioner having made sure that they are on the Bank of Ireland conveyancing panel. Does my lawyer arrange the survey of the property?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Beckton postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Beckton.
Despite weeks of looking the Title Certificate and documents to our house are lost. The conveyancers who dealt with the conveyancing in Beckton 5 years ago have long since closed. What do I do?
Assuming the title is registered the information relating to your ownership will be documented by HMLR with a Title Number. It is possible to execute a search at the Land Registry, find your house and order up to date copies of the Registered Entries for a small fee. If the property is Leasehold then the Land Registry will usually retain a file duplicate of the Registered Lease and again, a copy can be ordered for a small fee.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Beckton is the location of the property. Can you shed any light on this issue?
Flying freeholds in Beckton are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Beckton you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Beckton 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 property.