I am in need of a property lawyer. Do I opt for an internet conveyancer as opposed to a high street Colchester conveyancing solicitor?
In the main conveyancing lawyers in your neck of the woods will enjoy strong relationships with your local authority, which can assist with your Colchester conveyancing searches that your lawyer will require. It also helps if they have strong rapport with the Land Registry covering your area Colchester, other conveyancers in the area and Colchester property agents.
We expect to receive a AIP from Coventry BS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Coventry BS recommend any Colchester solicitors on the Coventry BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Colchester solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
I have paid off my mortgage with UBS. I assume I don't need a Colchester solicitor on the UBS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
Our sealed bid on a detached house in Colchester has been agreed to, but there is a chain. The sellers have placed an offer on a flat, however it’s not yet tied up, and are looking at other flats in the pipeline. I have chosen a nearby conveyancing solicitor in Colchester. What do I do now? At what stage should I apply for the mortgage with Principality?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then valuation, Colchester conveyancing search charges, etc). First, you must check that your lawyer is on the Principality approved list. Concerning the next phase this very much depends on the specifics of your transaction, motivation for this property and on the state of the market. During a hot market many purchasers would apply for a home loan with Principality and pay for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to proceed with the conveyancing in Colchester.
I have been told that property searches are a common reason for hinderance in Colchester conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of hindrances in the conveyancing process. Searches are not likely to feature in any delay in conveyancing in Colchester.
About to purchase a new build apartment in Colchester. 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.
Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Colchester
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are architect prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
I opted to have a survey carried out on a property in Colchester prior to retaining lawyers. I have been advised that there is a flying freehold aspect to the property. My surveyor has said that some banks may not give a mortgage on such a premises.
It varies from the lender to lender. HSBC has different instructions for example to Nationwide. If you contact us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Colchester. Conveyancing may be slightly more expensive based on your lender's requirements.
Am I better off to choose a Colchester conveyancing solicitor in close proximity to the house I am purchasing? I have an old university friend who can handle the legal formalities but his firm is located approximately 350miles drive away.
The primary upside of using a local Colchester conveyancing firm is that you can pop in to sign paperwork, hand in your ID and apply pressure on them if necessary. They will also have local insight which is a benefit. However it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and they were impressed that must surpass using an unfamiliar Colchester conveyancing lawyer just because they are based in the area.