Having sold my house in Braintree last March but our buyer keeps Skype messaging every few hours to say her lawyer is waiting to hear from mine. What are the post completion sale legalities now that I have sold?
Following your sale your solicitor is committed to forward the transfer deeds and all additional paperwork to the purchaser's conveyancer. If applicable, your solicitor should also send confirmation that the home loan has been discharged to the purchasers lawyers. There are no post completion steps specific conveyancing in Braintree.
Our lender has recommended solicitors on their panel based in Braintree but I would rather instruct a conveyancing lawyer in Braintree local to me. Can you assist?
The minority of Braintree conveyancing firms are listed all banks conveyancing panel. Do make the most of the above search tool to choose a Braintree conveyancing solicitor on the on the bank panel.
I own a terraced Victorian house in Braintree. Conveyancing lawyer represented me and Leeds Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Braintree and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing practitioner who conducted the purchase.
I'm buying a new build house in Braintree with a mortgage from Nationwide Building Society. The developers refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not disclose to my conveyancer about the side-deal as it may put at risk my loan 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've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Braintree is the location of the property. Is there any advice you can give?
Flying freeholds in Braintree are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Braintree you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Braintree may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My husband and I may need to sub-let our Braintree 1st floor flat for a while due to taking a sabbatical. We instructed a Braintree conveyancing practice in 2004 but they have closed and we did not have the foresight to seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
Some leases for properties in Braintree do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I am the registered owner of a 1st floor flat in Braintree, conveyancing was carried out May 1998. How much will my lease extension cost? Comparable flats in Braintree with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease comes to an end on 21st October 2091
With only 66 years left to run the likely cost is going to range between £12,400 and £14,200 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.