My Braintree conveyancer has identified an inconsistency between the surveyor’s assumptions in the valuation report and what is revealed within the legal papers for the property. My lawyer has advised that he is duty bound to ensure that the lender is OK with this discrepancy and is content to go ahead. Is my conveyancer’s course or action legitimate?
Your lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
If you had a top tip for selecting a conveyancing solicitor in Braintree what would it be?
It would be unwise to be tempted by the lowest Braintree conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
My father advised me that in buying a property in Braintree there could be various restrictions preventing external changes to the property. Is this right?
There are a number of properties in Braintree which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Braintree should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We had appointed solicitors based in Braintree on the Virgin Money solicitor panel. They are now charging me a supplemental fee for handling the Virgin Money mortgage. Is this a supplemental conveyancing fee specified by Virgin Money?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancer is entitled to charge a fee for this. This fee is not dictated by Virgin Money but by your Braintree property lawyer. Numerous firms on the Virgin Money panel will quote an ‘acting for lender’ fee and others do not.
2 months have gone by since my purchase conveyancing in Braintree took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Braintree differ for new build properties?
Most buyers of new build property in Braintree approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is ready to move into. This is because house builders in Braintree typically acquire the real estate, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Braintree or who has acted in the same development.
What tools are available to search for a Braintree solicitor on the The Mortgage Works conveyancing panel? I have a car and am willing to travel upto 10miles to meet the lawyer.
You can use the tool on this website. Please pick a bank and your location and you will see a number of Braintree conveyancing lawyers based on proximity. We have listed some Braintree conveyancing firms towards the end of this page and you can ring them to verify whether they are on the The Mortgage Works panel
In sourcing the internet for the term cheap conveyancing in Braintree it reveals numerous conveyancerslocally. How do I determine which is the right solicitor for me?
The preferential way of seeking the right conveyancer is via personal testimonial, so enquire of colleagues and those you trust who have purchased a property in Braintree or a local estate agent or financial adviser. Fees for conveyancing in Braintree differ, so it's a good idea to secure a minimum of four costs illustrations from varying types of solicitors. Dont forget to clarify what costs in the quote includes.