We are hoping to acquire a 3 bedroom flat in Chadwell St Mary with a mortgage. We like our Chadwell St Mary solicitor, but the lender says he's not on their "panel". We have to appoint one of the bank panel solicitors or continue with our Chadwell St Mary solicitor as well as pay for one of their panel lawyers to act for them. We regard this is inequitable; are we not able to demand that the mortgage company use our Chadwell St Mary lawyer ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Chadwell St Mary conveyancing lawyer to apply to be on the conveyancing panel.
I am purchasing a property without a mortgage in Chadwell St Mary. I have resided for the last dozen years in Chadwell St Mary. Conveyancing searches are expensive. Given that I know the area and road very well should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a home loan, then the vast majority of the Chadwell St Mary conveyancing searches are at your discretion. Your conveyancer will ’encourage you, perhaps strongly, that you should have searches completed, but he is duty bound to do this. One thing to consider; if you are intend to dispose of the house in the future, it could be of interest to your prospective purchaser what the searches determine. There are plenty of instances where premises with apparent issues can still throw up detrimental search results. A competent conveyancing solicitor in Chadwell St Mary will be able to give you some constructive advice in this regard.
My bid for a property was accepted at auction in Chadwell St Mary. Conveyancing is necessary. What is next?
Having exchanged you must find a conveyancing lawyer soon as you are facing a fast approaching a drop dead date to complete the purchase. All auction property will ordinarily have a corresponding legal pack. This should include most,if not all of the paperwork that your solicitor requires. In the case of leasehold property the legal papers may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to a leasehold property. You must hand this to the lawyer working for you at the earliest opportunity. Do make sure that you have funds in order to complete on the date specified in the contract.
I am purchasing a victorian detached house in Chadwell St Mary. The intention is to carry out a loft conversion at the house.Will the conveyancing process include checks to determine if these alterations are prohibited?
Your property lawyer will check the deeds as conveyancing in Chadwell St Mary can occasionally reveal restrictions in the title documents which prevent categories of changes or necessitated the permission of another owner. Certain works need local authority planning permissions and approval in compliance with building regulations. Certain locations 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 Chadwell St Mary off the council. I have a mortgage offer with Leeds Building Society. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Leeds Building Society, you will need to appoint a solicitor on the Leeds Building Society conveyancing panel.
My wife and I have a renovated Georgian property in Chadwell St Mary. Conveyancing practitioner represented me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold under the exact same address. I thought I was buying a freehold how can I check?
You need to review 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 Chadwell St Mary and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with your conveyancing solicitor who completed the work.
I am buying a new build flat in Chadwell St Mary. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Chadwell St Mary
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply a car parking plan.
I am looking for a flat up to £235,500 and found one round the corner in Chadwell St Mary I like with amenity areas and railway links nearby, however it only has 52 remaining years left on the lease. There is not much else in Chadwell St Mary in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
If you need a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you could ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.