My fiance and I are intent on purchasing a maisonette in Canvey Island. My Conveyancer is not listed on the lender approved list. Can I still appoint my Canvey Island conveyancing solicitor even though they are excluded from the lender panel?
One must instruct a property lawyer to deal with the legal work required if you need a mortgage to buy your property. The solicitor will conduct all the appropriate legal checks on the property, make sure that you will be properly registered as the owner and ensure that all the necessary mortgage paperwork is dealt with. One can instruct a Canvey Island lawyer of your choosing. However, where the property lawyer selected is not on the bank solicitor panel further fees will be levied as separate legal representation will be required by them. Bank panel applications can be submitted, so where your conveyancer has not historically sought membership they can do so.
My Solicitor in Canvey Island has never been on on the Britannia Approved Panel. Is it possible for me to continue with my family solicitor even though they are excluded from the Britannia approved list?
The limited options available to you here include:
- Complete the purchase with your existing Canvey Island lawyers but Britannia will need to use a solicitor on their list of acceptable firms. This will result in additional total legal fees as well as cause delays.
- Get a new solicitor to to deal with the conveyancing, not forgetting to check they are on the Britannia panel
If you had a top tip for choosing a conveyancing solicitor in Canvey Island what would it be?
It would be unwise to be tempted by the lowest Canvey Island conveyancing costs illustration. 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 bid for a property was accepted at auction in Canvey Island. Conveyancing is needed. What is next?
Now that you have for in every practical sense signed on the dotted line you will need to retain a conveyancing solicitor quickly as you are faced with a pending deadline in which to complete the deal. Every auction property will ordinarily have a bespoke auction set of papers. This will include evidence of title and search results. Where you are dealing with leasehold premises the conveyancing pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to a leasehold property. You must pass this on to your appointed conveyancing solicitor as soon as possible. You also need to ensure that you have funds in order to complete the transaction on the set completion date.
My wife and I buying a terrace house in Canvey Island. Our aim is to carry out a loft conversion at the house.Will the conveyancing process involve enquiries to determine if these alterations were previously refused?
Your property lawyer should review the registered title as conveyancing in Canvey Island can on occasion identify restrictions in the title documents which prohibit categories of changes or need the permission of another owner. Many additions require local authority planning permissions and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
What can a local search inform me concerning the house my wife and I purchasing in Canvey Island?
Canvey Island conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations for example Searchflow The local search is essential in every Canvey Island conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your property. The search should supply information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
Can you provide any top tips for leasehold conveyancing in Canvey Island with the aim of expediting the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Canvey Island can be reduced where you get in touch lawyers as soon as your agents start marketing the property and request that they start to put together the leasehold documentation which will be required by the purchasers’ lawyers. If there is a history of conflict with your freeholder or managing agents it is very important that these are resolved prior to the flat being put on the market. The purchasers and their solicitors will be reluctant to purchase a flat where a dispute is unresolved. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is clearly preferable to present the dispute as historic rather than unsettled. Some Canvey Island leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. In the event that you altered the property did you need the Landlord’s approval? Have you, for example installed wooden flooring? Most leases in Canvey Island state that internal structural changes or addition of wooden flooring necessitate a licence from the Landlord acquiescing to such changes. If you fail to have the approvals in place do not communicate with the landlord without contacting your solicitor before hand. The majority of freeholders or Management Companies in Canvey Island levy fees for providing management packs for a leasehold premises. You or your lawyers should find out the actual amount of the charges. The management information sought as soon as you have a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Canvey Island.
I purchased a studio flat in Canvey Island, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Canvey Island with an extended lease are worth £260,000. The ground rent is £45 yearly. The lease comes to an end on 21st October 2099
With just 74 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 as well as costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.
My mother and father are unable to locate their Canvey Island land registry title on the site. They recall that back in the 60’s when they acquired the property there were complications with Canvey Island not being identified on some systems.
Nearly all residences in Canvey Island should appear. Have you limited your search to just the postcode. Normally it will disclose all the properties inside that postcode. Assuming the property is registered it will show up with a title number. If they bought sixty years ago it's conceivable it may be unregistered. The address may still be revealed but with the title number identified as 'na'. In this scenario you will need to locate the original title papers which could be with your parent’s bank.