Do the conveyancing practitioners to be found on your site execute auction conveyancing in Stratford?
We know of a few auction practitioners we can connect you with those who can conduct auction conveyancing. Stratford is one of the many areas of in which our lawyers have offices.
We are hoping to buy a newly converted apartment in Stratford with a loan from Bank of Scotland.We like our Stratford conveyancing solicitor but Bank of Scotland informed us she’s not listed on their "panel". It seems we are left with little choice but to instruct a Bank of Scotland panel firm or retain our high street solicitor and fork out for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. The loan issued to you is subject to its various provisions, one of which will be that lawyers will be on the Bank of Scotland approved list. in the past, most banks had large numbers of law firms on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for Bank of Scotland
My wife and I own a terraced Edwardian house in Stratford. Conveyancing solicitor acted for me and Chelsea Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold with the matching address. Is it worth asking Chelsea Building Society to clarify?
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 Stratford and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing practitioner who conducted the work.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Stratford is where the house is located. Is there any advice you can impart?
Flying freeholds in Stratford are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Stratford you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stratford may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I bought a property in Stratford last 1/11/2024 and to date it is still not registered with HM Land Registry. It is part of a new estate and my conveyancer told me that it can take twelve months to complete the registration formalities. I have called HMLR directly and they say that the initial application was cancelled due to questions not being addressed in time. Should I be concerned?
It is your conveyancer that you really need to contact in order to satisfy any concerns which have been raised as part of the registration process for your Stratford property. Normal Stratford conveyancing practice includes an undertaking on the part of the previous owner’s conveyancing practitioner that they will help resolve any question raised by HMLR so it may be a case of seeking to enforce that undertaking in some way.