I have given 2 months notice to my existing landlord and must be out of my rented flat in Essex by the end of next month. Conveyancing for my house purchase has just started. Is it possible to complete in 4 weeks as don't want to have to find temporary accommodation?
It is unwise to give notice on a rental until your lawyer suggests that you should. Assuming that you have not previously done so, contact to your conveyancer and ask them to they apply pressure on the other lawyers, try to get a realistic time scale from them that everyone will look towards
I am considering refinancing my apartment in Essex, does my lawyer need to be on the Clydesdale Conveyancing panel?
In theory, you could use a solicitor that is not on the Clydesdale conveyancing panel, but Clydesdale would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
I am helping my sister sell her property in Essex. Does the solicitor commission the energy performance certificate or do I organise this?
After the abolition of HIPs, energy assessments remained a compulsory component of selling a property. An EPC must be to hand prior to the property being placed on the market. This is not something that law firms ordinarily arrange. Where you are using a Essex conveyancing lawyer they may help arrange energy assessments due to their contacts with long established Essex accredited person
is it true that all Essex solicitor firms on the TSB conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the TSB conveyancing panel they would need to be overseen by the SRA. Many mortgage companies do list licenced conveyancers on their panel and in that case the firms would be governed by the CLC.
At last I have had an offer on a flat in Essex accepted, but there is a chain. The sellers have put an offer on a flat, but it’s not yet agreed to, and have viewings of other flats in the pipeline. I have instructed a local conveyancing solicitor in Essex. What should be my next step? At what point 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 incur expenses prematurely (mortgage application is approx £1k, then survey, Essex conveyancing search fees, etc). The first course of action is to check that your solicitor is on the Principality conveyancing panel. Concerning the next phase this very much dictated by the circumstances of your transaction, motivation for this property and on the state of the market. In a hot market many purchasers will apply for a home loan with Principality and pay for the valuation and only if it comes back ok would they pay their lawyer to move forward with searches.
I am purchasing my first flat in Essex benefiting from help to buy. The developers refused to reduce the amount so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not disclose to my conveyancer about this deal as it could affect my mortgage with Barclays Direct. 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.
I need to appoint a conveyancing solicitor for residential conveyancing in Essex. I've land on a web site which looks to be the perfect answer If it is possible to get all the legals done via web that would be preferable. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Do you have any top tips for leasehold conveyancing in Essex with the intention of speeding up the sale process?
- A significant proportion of the delay in leasehold conveyancing in Essex can be avoided where you instruct lawyers as soon as your agents start advertising the property and request that they start to collate the leasehold documentation needed by the buyers’ representatives. If you hold a share in a the freehold, you should ensure that you have the original share document. Organising a replacement share certificate is often a time consuming formality and delays many a Essex conveyancing transaction. If a reissued share is required, you should approach the company officers or managing agents (where relevant) for this sooner rather than later. Many landlords or Management Companies in Essex levy fees for supplying management packs for a leasehold home. You or your lawyers should find out the actual amount of the charges. The management information can be applied for on or before finding a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most usual cause of delay in leasehold conveyancing in Essex. A minority of Essex leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers put in hand bank and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the annual 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 solicitors.
I inherited a split level flat in Essex, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Essex with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease terminates on 21st October 2100
With just 75 years unexpired we estimate the premium for your lease extension to span between £8,600 and £9,800 plus costs.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. 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 taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.