We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Does this mean I have to appoint their panel conveyancer as I would prefer to appoint a South Woodford based conveyancing firm?
You should check but the chances are that give you one of their panel solicitors where you want the "fee-free" deal. Contact the bank and determine if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in South Woodford.
I have todaybeen informed that Wolstenholmes have been shut down. They conducted my conveyancing in South Woodford for a purchase of a leasehold flat 18 months ago. How can I check that my home is not still registered in the name of the previous owner?
The quickest method to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of South Woodford conveyancing specialists.
I opted to have a survey carried out on a house in South Woodford before instructing lawyers. I have been informed that there is a flying freehold aspect to the property. Our surveyor has said that some banks will refuse to issue a loan on such a house.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. Should you wish to call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in South Woodford. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in South Woodford to see if the conveyancing costs will increase in light of this.
There are only 72 years left on my flat in South Woodford. I am keen to extend my lease but my landlord is absent. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. However, you will be required to demonstrate that you or your lawyers have used your best endeavours to find the landlord. For most situations an enquiry agent may be useful to conduct investigations and prepare an expert document which can be accepted by the court as evidence that the landlord is indeed missing. It is wise to seek advice from a conveyancer in relation to investigating the landlord’s disappearance and the application to the County Court overseeing South Woodford.
Following years of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in South Woodford. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
You certainly can. We can put you in touch with a South Woodford conveyancing firm who can help.
An example of a Lease Extension case for a South Woodford flat is 135 Maybank Road in January 2013. The Tribunal determined that the price to be paid by the tenants for the grant of a new lease is £10,592 This case related to 1 flat. The unexpired term as at the valuation date was 71.2 years.
What tools are available to find a South Woodford conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to 10kilometers to attend the lawyer.
Feel free to make use of the find a conveyancing panel tool on this website. Please choose the lender and your location, in this case South Woodford and you will see a number of lawyer located nearest South Woodford. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the bank solicitor panel.