Are the BSA intent on creating a searchable register to to identify practices on the Coventry BS conveyancing panel for example in North Ockendon?

Lexsure has not been advised of any intention on the part of the BSA to promote such a search facility.

What can a local search reveal regarding the house my wife and I purchasing in North Ockendon?

North Ockendon conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search organisations for example Searches UK The local search plays an important part in most North Ockendon conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your new home. The search should provide data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.

I own a 4 bedroom Victorian house in North Ockendon. Conveyancing practitioner acted for me and National Westminster Bank. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?

You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in North Ockendon and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing practitioner who conducted the work.

How does conveyancing in North Ockendon differ for newly converted properties?

Most buyers of new build or newly converted property in North Ockendon contact us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is constructed. This is because developers in North Ockendon tend to buy the land, 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 used to new build conveyancing in North Ockendon or who has acted in the same development.

Do you have any advice for leasehold conveyancing in North Ockendon from the perspective of speeding up the sale process?

• Much of the frustration in leasehold conveyancing in North Ockendon can be reduced where you get in touch lawyers the minute your agents start marketing the property and ask them to collate the leasehold documentation needed by the purchasers’ representatives.
In the event that you altered the property did you need the Landlord’s approval? In particular have you laid down wooden flooring? Most leases in North Ockendon state that internal structural alterations or addition of wooden flooring necessitate a licence issued by the Landlord approving such alterations. Where you fail to have the consents in place do not communicate with the landlord without contacting your conveyancer before hand. If you have had conflict with your landlord or managing agents it is essential that these are resolved prior to the flat being marketed. The buyers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You will have to accept that you will have to pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is better to reveal the dispute as over rather than unsettled. The majority of freeholders or managing agents in North Ockendon charge for providing management packs for a leasehold property. You or your lawyers should discover the actual amount of the charges. The management pack sought on or before finding a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most usual cause of frustration in leasehold conveyancing in North Ockendon. Some North Ockendon leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors.

I have attempted and failed to negotiate with my landlord for a lease extension without success. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a North Ockendon conveyancing firm to help?

You certainly can. We can put you in touch with a North Ockendon conveyancing firm who can help.

An example of a Lease Extension decision for a North Ockendon premises is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case related to 1 flat. The unexpired lease term was 57.5 years.