Is the fact that my conveyancer in Braintree is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of his work?
That would most likely be a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Braintree conveyancing firm and ask them why they are no longer on the approved list for your bank.
What can a local search tell me concerning the property we're buying in Braintree?
Braintree conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search company for instance Onsearch The local search is essential in every Braintree conveyancing purchase; that is if you don’t want any nasty surprises after you move into your property. The search will supply data on, amongst other things, details on planning applications relevant 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 topic headings.
I purchased my house on 7 November and the transaction details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Braintree expressed confidence that it would be registered in less than a month. Are titles in Braintree particularly slow to register?
As far as conveyancing in Braintree registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can vary according to who lodges the application, whether it is in order and if the Land registry must send notices to any third persons or bodies. At present in the region of 80% of such applications are fully addressed within two weeks but occasionally there can be protracted hold-ups. Registration occurs once the new owner is living at the premises therefore an expedited registration is not typically an essential issue but where it is urgent that the the registration takes place urgently then you or your conveyancer can communicate with the Registry to express the reasoning for the application to be prioritised.
Just had an offer accepted on a new build flat in Braintree. 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 conveyancing.
Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Braintree
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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. Forfeiture - bankruptcy or liquidation must not apply under this provision. 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?
Due to the guidance of my in-laws I had a survey completed on a house in Braintree prior to instructing conveyancers. I have been advised that there is a flying freehold overhang to the house. Our surveyor advised that some mortgage companies will not issue a loan on a flying freehold house.
It varies from the lender to lender. HSBC has different requirements for example to Birmingham Midshires. Should you wish to call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Braintree. Conveyancing will be smoother if you use a solicitor in Braintree especially if they are acquainted with such properties in Braintree.
My uncle has suggested that I instruct his conveyancing solicitors in Braintree. Should I use them?
No doubt the ideal way to select a conveyancing solicitor is to get referrals from friends or relatives who have previously instructed the solicitor that you are contemplating using.