Is the fact that my solicitor in Braintree is not identified on my lender's conveyancing panel that there is a problem with the standard of his conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% 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. If you are concerned you should simply call the Braintree conveyancing firm and ask them why they are no longer on the approved list for your lender.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Braintree?
Two types of professional can carry out conveyancing in Braintree namely CLC regulated conveyancers or solicitors. The two can handle conveyancing services that you need to complete the sale or acquisition of property. They are both obliged to perform Braintree conveyancing to the same standards and guidelines so you can be safe in the knowledge that your conveyancing will be professionally administered and that the requisite steps will be accurately followed.
We are getting the release of further monies on our mortgage from Clydesdale as we wish to carry out a loft conversion to our home in Braintree. Are we obliged to choose a bricks and mortar Braintree solicitor on the Clydesdale conveyancing panel to handle the paperwork?
Clydesdale don't usually require firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale panel.
My partner and I are at the point of looking at flats in Braintree and I am about to put in an offer. Should I already have a property lawyer appointed at this point? I intend to finance via a mortgage with HSBC.
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 details on to the estate agent. Given that you are seeking a mortgage with HSBC, make sure you remember to check that your lawyer is on the HSBC conveyancing panel.
My relative suggested that where I am buying in Braintree I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally included in the estimate for your Braintree conveyancing searches. It is not a small report of about 40 pages, listing and setting out significant information about Braintree around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type 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 information about Braintree.
I have justbeen informed that Wolstenholmes have closed. They carried out my conveyancing in Braintree for a purchase of a leasehold apartment 9 months ago. How can I check that the property is in my name in the name of the previous owner?
The quickest way to check if the premises is registered to you, you can make 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 Braintree conveyancing specialists.
I am buying my first flat in Braintree benefiting from help to buy. The builders refused to move on the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative advised me not disclose to my solicitor about this extras as it would jeopardize my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I have been on the look out for a leasehold apartment up to £305k and identified one round the corner in Braintree I like with a park and transport links nearby, however it's only got 49 years on the lease. I can't really find anything else in Braintree suitable, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a home loan the shortness of the lease will be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you may ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.