We previously appointed solicitors locally in Braintree on the RBS solicitor approved list. They are now charging me a separate charge for the legal aspects of the RBS mortgage. Is this an additional conveyancing fee specified by RBS?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your conveyancer can levy a fee for this. The fee is not set by RBS but by your Braintree conveyancing practitioner. Some firms on the RBS panel will levy an ‘acting for lender’ fee and others do not.
Two weeks ago we had a mortgage agreed in principle with Virgin Money. Braintree conveyancing lawyers have been instructed. What is the average time that one could expect to receive a mortgage offer from Virgin Money?
There is no definitive answer here. Have Virgin Money done the valuation? Have you informed Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Braintree building society branch on numerous occasions and was reassured it wasn't an issue and they would lend. My Braintree conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend in accordance with their published requirements. Who do I believe?
As long as the conveyancer is on the mortgage company panel, they must comply with the Council of Mortgage Lenders’ Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Despite weeks of looking the Title Certificate and documents to our property are lost. The conveyancers who handled the conveyancing in Braintree 5 years ago have long since closed. What do I do?
You no longer need to hold title original deeds to evidence that you are the registered proprietor of land or property, given that the Land Registry hold details of all registered land or property electronically.
I have been on the look out for a ground for flat up to £305k and found one close by in Braintree I like with amenity areas and transport links nearby, however it only has 49 years unexpired on the lease. I can't really find anything else in Braintree for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you require a home loan the shortness of the lease will likely be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you may ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.
What is different about your site and other online quote calculators for conveyancing in Braintree?
At this site secure an accurate quote from a Solicitor or Licensed Conveyancer that has a full understanding of the nuances of your conveyancing in Braintree. Unlike many estate agents and many comparison sites we are not in the business of charging firms a commission if you appoint them for your conveyancing in Braintree
Is it best to go with a Braintree conveyancing lawyer in close proximity to the house I am buying? An old friend can perform the legal formalities but they are based a couple of hundredmiles drive away.
The benefit of a local Braintree conveyancing firm is that you can pop in to execute documents, deliver your ID and pester them if necessary. Having local Braintree know how is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and the majority were impressed that must trump using an unknown Braintree conveyancing lawyer just because they are local.
We are contemplating using a web based property lawyer ahead of a Braintree conveyancing firm. Am I making a mistake?
Advantages do exist in being able to visit a local Braintree conveyancing solicitor for example
- signing papers on short notice
- getting one on one explanations of issues that you need help with
- the ability to raise concerns if things are not going as expected
When comparing quotes, look out for hidden extras. The majority decent Braintree high street solicitors give an all-inclusive figure. Many online companies seem to offer cheap fees, yet have burried 'extras' in the in the terms and conditions.