Souldinstructing a Essex conveyancing lawyer make the ownership transfer smoother?
Existing third party relationships are another important factor to consider when appointing conveyancing solicitors. Essex law firms often have long term relationships with lenders and selling, local authorities, valuers and other conveyancing firms meaning the whole process is going to be much more straightforward for you. Possessing specialist knowledge of the local area also helps too.
I have a decision in principle. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to use their panel lawyer as I would prefer to instruct a Essex based conveyancing firm?
Do check but the chances are that give you one of their panel conveyancers if you want the "fee-free" incentive. Speak to the mortgage company to check if they make available a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor near Essex.
Should our conveyancer be raising enquiries regarding flooding as part of the conveyancing in Essex.
Flooding is a growing risk for conveyancers dealing with homes in Essex. Plenty of people will purchase a property in Essex, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Solicitors are not best placed to offer advice on flood risk, but there are a numerous checks that may be undertaken by the buyer or by their conveyancers which can figure out the risks in Essex. The standard information supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the seller to discover whether the property has suffered from flooding. If flooding has previously occurred which is not notified by the owner, then a buyer could commence a compensation claim as a result of such an incorrect answer. The purchaser’s conveyancers will also order an environmental search. This should reveal if there is any known flood risk. If so, further inquiries should be initiated.
Due to the input of my in-laws I had a survey completed on a house in Essex before appointing conveyancers. I have been informed that there is a flying freehold overhang to the house. My surveyor advised that some banks will refuse to grant a mortgage on a flying freehold house.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Nationwide. If you contact us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Essex. Conveyancing may be slightly more expensive based on your lender's requirements.
Can you provide any top tips for leasehold conveyancing in Essex from the perspective of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Essex can be reduced where you get in touch lawyers as soon as you market your property and request that they start to collate the leasehold documentation needed by the purchasers’ lawyers. If you have carried out any alterations to the property would they have required Landlord’s consent? Have you, for example installed wooden flooring? Essex leases often stipulate that internal structural alterations or addition of wooden flooring necessitate a licence issued by the Landlord acquiescing to such works. If you fail to have the approvals in place do not contact the landlord without checking with your conveyancer before hand. If you have had any disputes with your freeholder or managing agents it is essential that these are settled before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a property where there is an ongoing dispute. You will have to accept that you will have to 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 ahead of 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 better to present the dispute as over as opposed to unsettled. The majority of freeholders or managing agents in Essex levy fees for supplying management packs for a leasehold home. You or your lawyers should enquire as to the actual amount of the charges. The management information can be applied for on or before finding a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent reason for frustration in leasehold conveyancing in Essex.
Leasehold Conveyancing in Essex - Sample of Questions you should ask Prior to Purchasing
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How many of the leaseholders are in arrears for their service charge payments? Plenty Essex leasehold properties will be liable to pay a service bill for maintenance of the building invoiced by the landlord. Where you buy the flat you will have to pay this amount, normally quarterly accross the year. This can be anything from several hundred pounds to thousands of pounds for bigger purpose-built blocks. In all likelihood there will be a ground rent for you to pay annual, normally this is not a exorbitant figure, say approximately £25-£75 but you should to enquire as on occasion it could be prohibitively expensive. Be sure to investigate if the the lease contains any onerous restrictions in the lease. For example it is very common in Essex leases that pets are not allowed in in a block in Essex. If you like the apartmentin Essex but your dog is not allowed to move with you then you have a very difficult choice.
Whilst your website is a good idea there are many lawyers listed near Essex being on the lender conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the mortgage company approved panel?
We are not in the business of recommending one firm above another as the right Essex conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Essex knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..