It is is a decade since I purchased my house in Stratford. Conveyancing lawyers have now been appointed on the sale but I am unable to locate the deeds. Will this cause complications?
Don’t worry too much. First there is a possibility that the deeds will be retained by your lender or they may be in the possession of the solicitor who acted in the purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Almost all conveyancing in Stratford involves registered property but in the rare situation where your property is unregistered it is more of a problem but is not insurmountable.
My brother-in-law has suggested I instruct a conveyancing solicitor in Stratford. I need to find out whether they are accepted on the Leeds Building Society approved list of lawyers. Could you assist?
The first thing to do is phone the solicitor and ask them whether they can act for the bank. Alternatively please get in touch with Leeds Building Society who may be able to assist.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Stratford?
There are many registered licenced Conveyancers in Stratford and Solicitor firms in Stratford who provide Conveyancing services It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal work in the home buying process. Both can conduct associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
is it true that all Stratford solicitor firms on the Co-operative conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Co-operative conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some banks do permit licenced conveyancers on their panel and in that case the practice would be governed by the Council of Licensed Conveyancers.
Our offer on a detached house in Stratford has been agreed to, the owners do nevertheless have a connected purchase. The sellers have placed an offer on a flat, but it’s not yet agreed to, and have viewings of other apartments in the pipeline. I have instructed a bricks and mortar conveyancing solicitor in Stratford. What do I do now? At what stage should I apply for the mortgage with Barclays?
It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx one thousand pounds, then survey, Stratford conveyancing search fees, etc). First, you should ensure that your conveyancing practitioner is on the Barclays conveyancing panel. As to the next stages this very much dictated by the uniqueness of your case, desire for this property and on the state of the market. In a rising market many home buyers would apply for a home loan with Barclays and arrange for the valuation and only if it was satisfactory would they ask their solicitor to proceed with the conveyancing in Stratford.
I opted to have a survey carried out on a house in Stratford in advance of appointing solicitors. I have been told that there is a flying freehold aspect to the property. My surveyor has said that some banks tend refuse to grant a loan on a flying freehold house.
It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. If you call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Stratford. Conveyancing will be smoother if you use a solicitor in Stratford especially if they are accustomed to such properties in Stratford.
Harry (my fiance) and I may need to rent out our Stratford 1st floor flat temporarily due to a career opportunity. We instructed a Stratford conveyancing practice in 2002 but they have since shut and we did not think at the time get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
A lease governs relations between the freeholder and you the leaseholder; in particular, it will indicate if subletting is banned, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in Stratford do not prevent an absolute prevention of subletting – such a provision would adversely affect the market value the property. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.
I have given up trying to purchase the freehold in Stratford. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most definitely. We can put you in touch with a Stratford conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Stratford property is 12 Nutfield Road in July 2014. the Tribunal judged that the price to be paid by the applicants for the freehold interest should be £19,572 This case affected 2 flats. The unexpired term was 72.02 years.