The mortgage agreement from HSBC for the remortgage of my 2 bedroom garden flat is due imminently. Are you able to propose a low cost conveyancing solicitor in Shadwell?
This site is not designed to assist those in pursuit of a cheap conveyancing solicitors in Shadwell. Our intention is to offer excellent value conveyancing but our intention is not to advertise as being the cheapest. Avoid the trap of appointing brokers teasing you with ninety nine pound conveyancing in Shadwell. At best, in being led by low cost conveyancing, you will get your money’s worth and at worst you will end up spending a lot in extras and still not receive the service expected.
we are a couple who wish to acquire a 1 bedroom apartment in Shadwell with a homeloan from Virgin Money.We have a Shadwell conveyancing solicitor but Virgin Money says her practice is not on their "panel". We have to appoint a Virgin Money panel solicitor or retain our high street solicitor and pay for a Virgin Money panel lawyer to act for them. This seems very unfair; Can we not simply insist that Virgin Money use our lawyer?
Unfortunately,no. The mortgage offered to you is subject to its various provisions, a common one being that solicitors must be on the Virgin Money approved list. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Virgin Money
The deeds to our home are lost. The solicitors who did the conveyancing in Shadwell 5 years ago no longer exist. What are my next steps?
Gone are the days when you need to have the physical deeds to evidence that you are the registered proprietor of land or premises, given that the Land Registry have everything they need in a digital format.
I am looking for a ground for flat up to £305k and found one close by in Shadwell I like with amenity areas and station in the vicinity, however it only has 52 remaining years left on the lease. I can't really find anything else in Shadwell suitable, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a home loan the remaining unexpired lease term will likely be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
I work for a reputable estate agent office in Shadwell where we have experienced a number of flat sales put at risk as a result of short leases. I have been given conflicting advice from local Shadwell conveyancing firms. Can you confirm whether the seller of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord 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 buyer.
I am the registered owner of a garden flat in Shadwell. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the amount due for the purchase of the freehold?
Absolutely. We are happy to put you in touch with a Shadwell conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Shadwell premises is 12, 14 & 16 Hull Close in May 2010. the Tribunal determined that the premium payable for the acquisition of the freehold to the subject premises was the sum of £18,300 This case was in relation to 3 flats. The remaining number of years on the lease was 101.61 years.