Can the conveyancing solicitors identified through your search tool carry out auction conveyancing in Essex?
There are a number of niche practitioners we can put you in touch with those specialising in auction conveyancing. Essex is just one of our areas of where our lawyers have a presence.
Will conveyancers ask for an advanced payment for my conveyancing in Essex?
If you are buying a property in Essex your solicitor will request that you place them with funds to cover the search fees. Generally this is requested to cover the fees of the conveyancing searches. When the down payment is payable against the total price then this should be asked for shortly prior to exchange of contracts. The closing balance that is due should be sent to your lawyer shortly before completion.
I have been recommended a conveyancing solicitor in Essex. I need to find out whether they are on the Alliance & Leicester conveyancing panel. Can you assist?
You should contact your lawyer and enquire whether they are on the lender panel. Alternatively please call Alliance & Leicester who may be able to confirm.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Essex?
There are two types of lawyers who can conduct conveyancing in Essex namely CLC regulated conveyancers or solicitors. The two can administer the legal services that required to complete the disposal or purchase of property. They are both duty bound to perform Essex conveyancing on similar quality and guidelines so you may be safe in the knowledge that your conveyancing will be properly administered and that all requirements and steps should be accurately taken.
I am purchasing a property in Essex. An unusual aspect is that the roof has a solar panel. Barclays have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Barclays your lawyer must follow the conveyancing instructions contained in Part 2 of UK Finance Lenders’ Handbook for Barclays. The CML Handbook includes minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Barclays where a lease does not meet these specifications. The provisions relate to the installation of panels on properties in England and Wales and is not isolated to Essex.
I was told four weeks ago that my mortgage has been agreed to by Co-operative. Is it usual for Co-operative to only issue the offer once my solicitor in Essex is approved on their conveyancing panel? Co-operative have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.
Over the last few months I have been searching for a flat up to £245,000 and found one close by in Essex I like with open areas and transport links nearby, the downside is that it's only got 49 years on the lease. There is not much else in Essex suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you need a home loan the shortness of the lease may be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
I have just appointed agents to market my basement apartment in Essex. Conveyancing has not commenced, however I have just had a half-yearly maintenance charge invoice – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should discharge the invoice as you normally would as all rents and service payments will be apportioned on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Essex Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to buying
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For most Essex leaseholds the cost for major works are not included within service charges, although some managing agents in Essex obliged leaseholders to contribute towards a reserve fund created for the specific intention of building a fund for major works. Best to be warned if a new roof is being installed or some other significant cost is due in the foreseeable future that will be shared between the leasehold owners and may well dramatically impact the level of the service fees or require a one off invoice. How much is the ground rent and service charge?