I am need of leasehold conveyancing for a flat in a fairly new development (6 years old) in Old Ford. The vast majority the properties are already sold. Do I need carry out the local searches as part of conveyancing in Old Ford?
You are opening yourself up to an unnecessary risk in refusing to carrying out Old Ford conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would seriously advise in the strongest possible terms that you have them. Where time pressures and expenses are primary concerns you should discuss with your solicitor about the options such as indemnity insurance available to you
We are getting a further advance on our mortgage from Santander as we wish to carry out alterations to our house in Old Ford. Do we need to choose a bricks and mortar Old Ford solicitor on the Santander conveyancing panel to handle the legals?
Santander do not ordinarily instruct firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander list.
We have agreed to purchase a house in Old Ford. A rare aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Coventry BS your lawyer must follow the conveyancing requirements contained in Section two of UK Finance Lenders’ Handbook for Coventry BS. The Council of Mortgage Lenders’ Handbook stipulates minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Coventry BS where a lease fails to meet these provisions. The conditions relate to the installation of panels on properties nationwide and is not isolated to Old Ford.
Completion of my purchase has taken place for my property in Old Ford. Conveyancing was a necessary evil 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 Department at head office. We understand that complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Should commercial conveyancing searches reveal planned roadworks that may affect a commercial land in Old Ford?
Many commercial conveyancing solicitors in Old Ford will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Old Ford. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Old Ford.
For each commercial conveyancing transaction in Old Ford it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can cause delays to Old Ford commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Old Ford.
I moved into my house on 11 January and my personal details is not yet registered. Any reason for this? My conveyancing solicitor in Old Ford expressed confidence that it will be registered in less than a month. Are titles in Old Ford particularly slow to register?
As far as conveyancing in Old Ford is concerned, registration is no faster or slower than the rest of England and Wales. Rather than based on location, timescales can adjust according to who lodges the application, whether there are errors and if the Land registry communicate with any interested persons or bodies. As of today approximately 80% of such applications are fully addressed in less than three weeks but occasionally there can be protracted hold-ups. Historically registration occurs after the purchaser is living at the property so an expedited registration is not typically primary concern yet if there is a degree of urgency associated with the registration then you or your solicitor should contact the land registry and explain the circumstances.
How does conveyancing in Old Ford differ for new build properties?
Most buyers of new build or newly converted property in Old Ford come to us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is built. This is because builders in Old Ford usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Old Ford or who has acted in the same development.