My wife and I are purchasing a new build flat in Basildon and my conveyancer is advising me that she is duty bound to the bank to reveal incentives from the seller. I am nearing the developer’s deadline to exchange and I would rather not delay matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
We see that you have a post code search directory listing firms on the UBS conveyancing panel. Do firms pay you a referral fee if I instruct them for our own conveyancing in Basildon?
We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Basildon.
I am aiming to move property in August. Will my conveyancing solicitor call the removal company on the completion day. Incidentally, can you put forward a removal company in Basildon. Conveyancing solicitor was organised before I stumbled across this page.
On the afternoon of completion you will need to pick up the keys from your property agent but this can only occur once the previous owners conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be passed over. You should advise the removal company that they can start moving you in. We are not in a position to suggest a specific removal organisation but can assist you in locating a conveyancing in Basildon or a firm that specialises in conveyancing in Basildon.
I'm at the point of looking at apartments in Basildon and I am about to put in an offer. Is it sensible to have a conveyancer on ‘stand by’? I will be getting a mortgage with UBS.
You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. As you are obtaining a mortgage with UBS, make sure you remember to check that your lawyer is on the UBS conveyancing panel.
I have paid off my mortgage with RBS. I assume I don't need a Basildon conveyancer on the RBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
I have a semi-detached Georgian property in Basildon. Conveyancing practitioner acted for me and Yorkshire Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold with the exact same property. Is it worth asking Yorkshire Building Society to clarify?
You should review 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 Basildon and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with the conveyancing solicitor who conducted the work.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Basildon. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Basildon
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
I need to switch lawyers as my Basildon lawyer is not on the lender's panel of conveyancing solicitors. Is it advisable to appoint a new law firm?
If you haven't yet instructed a conveyancer to start work and at this stage simply received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Basildon that you're thinking of instructing.