Recently contacted my conveyancing solicitor in Leyton who conducted the legals 18 months ago requesting a conveyancing estimate based on the same type of house move (a leasehold property and a freehold property) of almost identical values with a home loan from Chelsea Building Society. I am now being charged twice the amount. Am I right to be tempted to shop around for an alternative conveyancer?
The estimate does seem a little overpriced. If you you were to look around you may be able to trim some of the cost by perhaps £125. On the other hand, assuming were happy with the service the firm offered you mightlive to regret choosing an an unknown conveyancer. Don't forget to check the firm can represent Chelsea Building Society. You can use our search tool to locate a Leyton conveyancing firm on the Chelsea Building Society conveyancing panel, which can often include conveyancing solicitors in Leyton.
Forgive me if this question is silly but I am unseasoned as FTB of a ground floor flat in Leyton. Do I collect the keys to the house on the completion date from my lawyer? If this is the case, I will instruct a High Street conveyancing solicitor in Leyton?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the seller's solicitors, and once they have received this, you will be able to pick up the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.
Is it the case that all Leyton CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing panel?
It is true that some banks and building societies now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
I am due to exchange contracts on my house. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Santander are being problematic. The Leyton solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.
I moved into my home on 12 April and the transaction details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Leyton advises it should be dealt with in a couple of weeks. Are properties in Leyton particularly slow to register?
There is nothing unique about conveyancing in Leyton registration formalities. As opposed to being determined by geographic area, timeframes can adjust depending on the party submitting the application, whether there are errors and if the Land registry communicate with any other persons or bodies. As of today approximately three quarters of such applications are completed within 12 days but occasionally there can be longer hold-ups. Historically registration occurs once the purchaser has moved in to the premises thus 'speed' is not typically top priority but where it is urgent that the the registration takes place urgently then you or your conveyancer should contact the land registry and explain the circumstances.
My company is wishing to take an assignment of a lease of a shop on the high street. Can you recommend conveyancers offering competitive fees for commercial conveyancing in Leyton for under £1,200?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Leyton, including the sale and acquisition of businesses as well as simply premises. If you are looking to acquire or dispose of a shop, pub, restaurant, office, retail premises or a complete business we can find you the right firm. As for the costs these will vary based on the structure and complexity of the deal. Let us have your details or call us so that we may supply you with a detailed commercial conveyancing calculation.
I am employed by a busy estate agency in Leyton where we have witnessed a number of leasehold sales jeopardised as a result of short leases. I have been given contradictory information from local Leyton conveyancing solicitors. Please can you clarify whether the owner of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible 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 purchaser.
After years of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Leyton. Can we issue an application to the Residential Property Tribunal Service?
Where there is a missing landlord or if there is dispute about what the lease extension should cost, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to make a decision on the price.
An example of a Lease Extension decision for a Leyton flat is Ground Floor 56 Perth Road in January 2013. the Tribunal held that the price to paid for a new lease should be £34,856.14 This case related to 1 flat. The number of years remaining on the existing lease(s) was 51 years.