As someone clueless as to conveyancing in Essex what is your top tip you can give me for the legal transfer of property in Essex
You may not hear this from too many lawyers but conveyancing in Essex or throughout England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there exists an abundance of opportunity for conflict between you and others involved in the transaction. E.g., the vendor, selling agent and on occasion your mortgage company. Choosing a solicitor for your conveyancing in Essex should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the process whose responsibility is to protect your legal interests and to keep you safe.
We are witnessing a distinct ongoing adversarial element to conveyancing- someone has to be blamed for the process being so protracted. You should always trust your conveyancer ahead of all other players in the conveyancing process.
I am planning on selling our house in Essex and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A high street Essex conveyancer would know that there is no such problem. It does beg the question why the buyers instructed a national conveyancing practice as opposed to a conveyancing solicitor in Essex. Having lived in Essex for three years we know that this is a non issue. Do we get in touch with our local Authority to get confirmation need.
It sounds as though you may have a conveyancing firm already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I'm purchasing my first flat in Essex benefiting from help to buy. The builders refused to reduce the price so I negotiated 6k of additionals instead. The sale representative told me not disclose to my solicitor about the deal as it may put at risk my loan with HSBC Bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the guidance of my in-laws I had a survey completed on a house in Essex in advance of appointing solicitors. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some lenders will refuse to issue a loan on this type of premises.
It depends who your proposed lender is. HSBC has different requirements from Birmingham Midshires. Should you wish to telephone us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Essex. Conveyancing will be smoother if you use a solicitor in Essex especially if they are acquainted with such properties in Essex.
I was pointed in your direction by two or three local estate agents in Essex to get a quote from a property lawyer on your site. What’s the financial incentive for Estate Agents to offer your site ahead of a competitor’s?
We don’t make any commission for pointing buyers and sellers to this site. We thought it would be too underhand to pay a commission because home movers will think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
Expecting to complete next month on a ground floor flat in Essex. Conveyancing lawyers assured me that they are sending me a report next week. What should I be looking out for?
The report on title for your leasehold conveyancing in Essex should include some of the following:
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The total ownership of the demise. This might be the apartment itself but might incorporate a roof space or basement if applicable. Responsibility for repairing the window frames You need to be advised what counts as a Nuisance in the lease Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? Whether your lease has a provision for a sinking fund for major works?
I own a 1st floor flat in Essex, conveyancing formalities finalised in 2002. Can you work out an approximate cost of a lease extension? Similar flats in Essex with an extended lease are worth £202,000. The ground rent is £55 invoiced every year. The lease runs out on 21st October 2081
You have 56 years unexpired we estimate the price of your lease extension to span between £29,500 and £34,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.