Having sold my house in Ardleigh Green last June but the buyer keeps Skype messaging me complaining that his solicitor is waiting to hear from mine. What should have happened following completion?
Following your disposal your solicitor should send the transfer deeds and all supplemental paperwork to the purchaser's lawyers. If applicable, your lawyer should also evidence that the legal charge in favour of the lender has been discharged to the purchasers lawyers. There is unlikely to be post completion requirements specific conveyancing in Ardleigh Green.
When it comes to mortgage companies such as Clydesdale, do Ardleigh Green lawyers have to pay a yearly amount to be on the list of approved solicitors?
We are not aware of any bank fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
I had a mortgage agreed in principle with HSBC. Ardleigh Green conveyancing solicitors have been appointed. How long does it take for HSBC to send the offer to the property lawyer?
Some lenders take longer than others. Have HSBC completed the survey? Have you advised HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am due to exchange contracts on my flat. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, HSBC are being a right pain. The Ardleigh Green solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My colleague advised me that if I am purchasing in Ardleigh Green I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally quoted for as part of the standard Ardleigh Green conveyancing searches. It is not a small document of about 40 pages, listing and detailing important information about Ardleigh Green around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Ardleigh Green Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data about Ardleigh Green.
How does conveyancing in Ardleigh Green differ for new build properties?
Most buyers of new build residence in Ardleigh Green contact us having been asked by the seller to sign contracts and commit to the purchase even before the house is finished. This is because house builders in Ardleigh Green usually purchase 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 conveyancers 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 Ardleigh Green or who has acted in the same development.
I need to instruct a conveyancing solicitor in Ardleigh Green for my home move. Is there any facility to see a solicitor's complaints history with the profession’s regulator?
Members of the public can review published Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Visit Check a solicitor's record. To find information Pre 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The regulator may recorded call for training requirements.
Can you provide any advice for leasehold conveyancing in Ardleigh Green with the purpose of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Ardleigh Green can be bypassed if you appoint lawyers the minute your agents start marketing the property and request that they start to put together the leasehold information which will be required by the purchasers’ representatives. The majority of landlords or managing agents in Ardleigh Green 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 as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most frequent reason for delay in leasehold conveyancing in Ardleigh Green. You believe that you know the number of years remaining on your lease but you should verify this by asking your lawyers. A buyer’s conveyancer will be unlikely to recommend their client to where the remaining number of years is under 80 years. It is therefore important at an early stage that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. If you have the benefit of shareholding in the freehold, you should ensure that you have the original share document. Organising a new share certificate is often a lengthy process and delays many a Ardleigh Green conveyancing deal. Where a duplicate share certificate is necessary, do contact the company director and secretary or managing agents (where applicable) for this sooner rather than later.
I have had difficulty in trying to purchase the freehold in Ardleigh Green. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most certainly. We are happy to put you in touch with a Ardleigh Green conveyancing firm who can help.
An example of a Lease Extension case for a Ardleigh Green flat 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 number of years remaining on the existing lease(s) was 57.5 years.