I decided to go with a Forest Gate based solicitor for my conveyancing in Forest Gate today. Going through the Terms I seewe are liable for fees even if the movedoes not go ahead. Should I go with them or select an on-line conveyancing brokerage promoting no completion no cost conveyancing in Forest Gate?
Generally there is a compromise along the lines that if "No Sale No Fee" is offered then the fee levels will tend to be be uplifted to offset those transactions that do not proceed. Please beware that such offerings generally do not protect you from disbursements for instance Forest Gate conveyancing search fees.
My lawyer in Forest Gate is not on the Godiva Mortgages Ltd Conveyancing Panel. Can I still continue with my family solicitor even though they are not on the Godiva Mortgages Ltd approved list?
Your options are as follows:
- Carry on with your existing Forest Gate lawyers but Godiva Mortgages Ltd will need to retain a solicitor on their panel. This will inevitably rack up the total legal fees and result in frustration.
- Find a new practitioner to act in the purchase, obviously checking they are Convince your lawyer to use their best endeavours to join the Godiva Mortgages Ltd conveyancing panel
There are plenty of conveyancing solicitors in Forest Gate but how do I know who I should use?
Do not opt for the lowest Forest Gate conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am assisting my niece sell her flat in Forest Gate. Will the conveyancer order the energy performance certificate or do I organise this?
After the demise of Home Information Packs, energy performance certificates remained a mandatory component of moving house. An EPC should be commissioned in advance of the property being marketed. This is not something that law firms normally arrange. If you are using a Forest Gate conveyancing practitioner they might be able to arrange energy assessments due to their relationships with reputable Forest Gate accredited person
I am selling my house. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Co-operative are being difficult. The Forest Gate solicitor who is on the Co-operative conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Having checked my lease I have discovered that there are only 68 years unexpired on my lease in Forest Gate. I now wish to get lease extension but my landlord is absent. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. You will be obliged to demonstrate that you have used your best endeavours to locate the lessor. In some cases a specialist would be helpful to try and locate and prepare a report to be used as evidence that the landlord can not be located. It is wise to seek advice from a solicitor both on investigating the landlord’s disappearance and the application to the County Court covering Forest Gate.
I have had difficulty in trying to purchase the freehold in Forest Gate. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a missing freeholder or where there is dispute about what the lease extension should cost, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to make a decision on the price payable.
An example of a Freehold Enfranchisement matter before the tribunal for a Forest Gate residence is 52 & 54 Green Street in February 2010. Following a vesting order by the County Court the Tribunal decided that the price that the Applicant for the freehold interest should pay is £20,543 This case related to 2 flats. The number of years remaining on the existing lease(s) was 78 and 80.
We are in the throes of selling our flat in Forest Gate. Conveyancing is fine but we are being charged a fortune by the freeholder. So far we have forked out £250 for a leasehold management information and then another £117.20 for additional queries raised by the purchaser's lawyer.
Your property lawyer will unlikely have any impact over the extent of the fee for this information however the typical fee for the information for Forest Gate leasehold property is £360. For Forest Gate conveyancing sales it is usual for the seller to cover the charges. The landlord or their agents are under no legal obligation to answer these questions most will agree to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires set charges for administrative tasks. There is no set time frame by which they are obliged to issue answers.