What is the difference between a licensed conveyancer and conveyancing solicitor in Becontree

Two types of professional can perform conveyancing in Becontree namely licenced conveyancers or solicitors. The two can administer conveyancing services that required to complete the disposal or acquisition of property. Both are duty bound to conduct Becontree conveyancing on similar standards and guidelines so you can be safe in the knowledge that your conveyancing will be properly conducted and that all requisite steps will be correctly taken.

This question may be naive but I am unseasoned as FTB of a garden flat in Becontree. Do I receive the keys to the premises on completion from my solicitor? If so, I will instruct a local conveyancing solicitor in Becontree?

On the day of completion you will not be required to go to the conveyancers office in Becontree. Your solicitors will arrange to send the purchase money to the vendor’s lawyers, and shortly after the monies have arrived, you will be called to pick up the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.

My wife and I are in the throws of looking at houses in Becontree and I am about to put in an offer. Should I already have a conveyancing practitioner in place at this stage? I intend to finance via a home loan with Leeds Building Society.

It would be wise to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. As you are taking out a mortgage with Leeds Building Society, make sure you remember to check that your lawyer is on the Leeds Building Society conveyancing panel.

I used Action Conveyancing several years ago for my conveyancing in Becontree. I now require my papers however the law firm is no longer operating. What do I do?

You should 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 Becontree 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'm refinancing my current home to a buy to let mortgage with Clydesdale and I will use the rest of the raised equity towards a second house. The location we are talking about is Becontree. Will your lawyers be able to act for the two banks and link together the two deals?

Do use our comparison tool on this site to ensure that the lawyers are on the relevant lender panels. Assuming that they are your solicitor should be able to connect the two transactions but you should have a chat with you solicitor and communicate your desired outcome and requirements.

Do you have any advice for leasehold conveyancing in Becontree from the perspective of expediting the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Becontree can be bypassed where you instruct lawyers as soon as your agents start advertising the property and ask them to put together the leasehold documentation which will be required by the purchasers’ lawyers.
You believe that you know the number of years left on your lease but it would be wise to double-check via your lawyers. A purchaser's lawyer will not be happy to advise their client to where the remaining number of years is below 75 years. In the circumstances it is essential at an early stage that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. In the event that you altered the property did you need the Landlord’s permission? Have you, for example laid down wooden flooring? Most leases in Becontree state that internal structural changes or laying down wooden flooring necessitate a licence from the Landlord approving such works. Should you dont have the paperwork in place do not contact the landlord without checking with your conveyancer first. A minority of Becontree leases require Licence to Assign from the landlord. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors.

I have given up trying to reach an agreement for a lease extension in Becontree. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Absolutely. We can put you in touch with a Becontree conveyancing firm who can help.

An example of a Lease Extension case for a Becontree flat is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case was in relation to 1 flat. The remaining number of years on the lease was 61.36 years.

Being a tenant I am on the hook for a service charge for my ground floor flat in Becontree. Due to redundancy and other issues I slipped into arrears with remittance. I negotiated a payment plan but there remains in the region of £3000 currently due.

I want to sell and I am nervous that this will hold me back if I have to settle the arrears now. Do I have to settle before - is this possible?

Do speak with the conveyancing practitioner dealing with your Becontree conveyancing but one option may be to agree for the outstanding amount to be attributed to the buyers. The purchase price due would be reduced to reflect the amount of debt they assume. They would then deal with the fees post completion of the sale.