My solicitor has discovered a a problem with the lease for the flat we are purchasing in Braintree. The seller’s lawyers have put forward defective title insurance as a solution. We are content with insurance and will pay for it. Our conveyancing practitioner says that he must ensure that the bank is content with this solution. Who is the client here, us or the mortgage company ?
Regardless of the fact that you have a mortgage offer from the bank does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the mortgage company are the client. The appropriate lender requirements have to be complied with.
My Conveyancer in Braintree is not listed on the Birmingham Midshires Approved Panel. Can I still use my family solicitor notwithstanding that they are excluded from the Birmingham Midshires panel?
The limited options available to you here include:
- Carry on with your existing Braintree lawyers but Birmingham Midshires will need to instruct a solicitor on their panel. This will result in additional overall conveyancing fees and cause frustration.
- Choose an alternative solicitor to to deal with the conveyancing, obviously checking they are Convince your lawyer to do everything within their powers to join the Birmingham Midshires conveyancing panel
I just acquired a house at auction in Braintree. Conveyancing is required. What is next?
Having exchanged you should hire the services of a conveyancing solicitor soon as you are faced with a fast approaching deadline in which to complete the transaction. All auction property will ordinarily have a bespoke auction set of papers. This will include most,if not all of the paperwork that your solicitor will need. Where you are dealing with leasehold premises the auction pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to a leasehold property. You need to give this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that you have funds organised to complete on the on the contractual date .
We are purchasing a detached bungalow in Braintree. Our aim is to an extension at the rear at the property.Will legal conveyancing on the property include investigations to determine if these works are permitted?
Your property lawyer should check the deeds as conveyancing in Braintree can on occasion reveal restrictions in the title deeds which prohibit certain changes or require the permission of another owner. Many additions require local authority planning consent and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
I have decided to exercise my right to buy my property in Braintree off the council. I have a mortgage offer with HSBC. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.
I need to appoint a conveyancing solicitor for remortgage conveyancing in Braintree. I have stumble across a site which seems to have the perfect offering If there is a chance to get all the legals done via email that would be preferable. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I would like to let out my leasehold flat in Braintree. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?
A small minority of properties in Braintree do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience dictates 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 inherited a 1 bedroom flat in Braintree, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Braintree with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £45 yearly. The lease comes to an end on 21st October 2093
You have 67 years remaining on your lease the likely cost is going to span between £10,500 and £12,000 as well as legals.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.
Me and my fiance have recently had an offer agreed on a apartment and had meeting on Wednesday with Nationwide for the mortgage. They warned me that when it comes to choosing a conveyancer that unless they are on their approved panel of property lawyers then we will incur an additional fee of £250+. This is because they would then have to instruct a conveyancer to act on their behalf in addition to the one we appoint on our behalf and we will be on the hook for their invoice. I have asked Nationwide to provide me with a list so I can request quotes only from their approved conveyancers but was told that I need to check with each individual solicitor to see if they are on the panel. Is their an easier way of going about this?
You can enquire of Nationwide what their criteria for panel membership is for a conveyancer.Then ask the conveyancer of your choice whether they meet the criteria and have they acted on mortgages for Nationwide in the past. Where the answer to those is yes, then just clarify this with Nationwide. Another option is to utilise our search tool and we should be able to find you a conveyancer in Braintree on the approved list for Nationwide.