I am need of leasehold conveyancing for a flat in a fairly new development (seven years old) in Braintree. Almost all the flats have already been disposed of. Do I need carry out the neighbourhood searches as part of conveyancing in Braintree?
A big part of the Braintree legal transfer of property is the conveyancing searches. There are a large number of companies conducting Braintree conveyancing searches, as well direct from the local authority. These are known collectively as personal search organisation and they produce, not surprisingly, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must secure their information from the local authority.
As a FTB what is the most important number one tip you can impart concerning purchase conveyancing in Braintree?
Not many law firms or advisers will tell you this but conveyancing in Braintree and elsewhere in Essex is an adversarial experience. Put another way, when it comes to conveyancing there exists an abundance of opportunity for conflict between you and others involved in the house moving process. For instance, the vendor, estate agent and on occasion your bank. Selecting a lawyer for your conveyancing in Braintree should not be taken lightly as your conveyancer is your adviser, and is the SOLE person in the process whose interest is to protect your legal interests and to protect you.
Sometimes a potential adversary will try and persuade you that it is in your interests to do things their way. For instance, the property agent may claim to be helping by claiming that your solicitor is wrong. Or your mortgage broker may try to convince you to do something that is contrary to your solicitors advice. You should always trust your lawyer above all other parties in the home moving process.
We wanted to use a property lawyer in Braintree for our house purchase. Our broker has since notified us that our mortgage lenders Barnsley Building Society won't deal with them. Surely this is unduly restrictive?
Before the recession most lenders had a different appetite for risk. Almost all Braintree conveyancing firms would have been on many lender panels. The FSA in 2010 carried out a thematic review into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more data from law firms concerning their operations and their employees as well as establishing certain criteria such a completing on a minimum number of conveyancing. Many Braintree conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Braintree is one of the numerous locations where the conveyancers we recommend are are approved Barnsley Building Society.
Should commercial conveyancing searches reveal planned roadworks that could affect a commercial site in Braintree?
Many commercial conveyancing solicitors in Braintree will execute a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Braintree. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Braintree.
For each commercial conveyancing transaction in Braintree it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Braintree commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Braintree.
I'm purchasing my first flat in Braintree with the aid of help to buy. The builders refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The property agent told me not disclose to my solicitor about the deal as it will put at risk my mortgage with the bank. Is this normal?.
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.
How do I use your search facility to select a conveyancing practitioner in Braintree on the approved list for my lender?
Step one is to pick a mortgage company such as Lloyds TSB Bank, The Mortgage Works or Alliance & Leicester then type in your preferred area such as Braintree. Conveyancing organisations in Braintree and nationally should be listed.