We are due to move property in August. Does my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you put forward a removal company in Essex. Conveyancing lawyer was chosen prior to coming across this page.
On the afternoon of completion you can collect the house keys from the estate agent however this can only occur once the previous owners lawyers confirm to the agent that the monies to complete are in and the keys can be passed over. After that you should inform the removal company that they can start moving you in. We do not suggest a particular removal organisation but can assist you in choosing a conveyancing in Essex or a legal practice that specialises in conveyancing in Essex.
When it comes to mortgage companies such as Kent Reliance, do Essex conveyancing practitioners incur a fee to be on the list of approved solicitors?
We are not aware of any lender fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
We have a mortgage agreed in principle with Coventry BS. Essex conveyancing solicitors were selected. How long does it take for Coventry BS to issue the offer to the property lawyer?
There is no definitive answer here. Have Coventry BS conducted the survey? Have you informed Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
We are planning on selling our home in Essex and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used a factory type conveyancing firm as opposed to a conveyancing solicitor in Essex. We have lived in Essex for three years we know of no issue. Is it a good idea to contact our local Authority to seek clarification that the buyers are looking for.
It would appear that you have a conveyancing firm already. Are they able to advise? You should 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 life insurance to cover that same sickness)
Me and my brother own a semi-detached Georgian property in Essex. Conveyancing solicitor acted for me and Britannia. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold with the exact same address. Is it worth asking Britannia to clarify?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Essex and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with the conveyancing practitioner who conducted the conveyancing.
I'm purchasing a new build house in Essex with a loan from The Mortgage Works. The sellers would not move on the amount so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not inform my solicitor about the extras as it may affect my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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 am downsizing from my home. My past solicitors have shut. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Essex if that affects matters.
Please use our search tool to help you choose a solicitor for your conveyancing in Essex. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.
Do you have any advice for leasehold conveyancing in Essex with the aim of expediting the sale process?
- Much of the frustration in leasehold conveyancing in Essex can be reduced if you get in touch lawyers as soon as your agents start marketing the property and ask them to put together the leasehold information which will be required by the buyers’ conveyancers. The majority of freeholders or managing agents in Essex levy fees for supplying management packs for a leasehold premises. You or your lawyers should enquire as to the fee that they propose to charge. The management information sought as soon as you have 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 cause of frustration in leasehold conveyancing in Essex. You believe that you know the number of years left on your lease but it would be wise to verify this via your solicitors. A buyer’s conveyancer will be unlikely to recommend their client to where the lease term is less than 80 years. In the circumstances it is essential at an as soon as possible that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. A minority of Essex leases require Licence to Assign from the landlord. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference should make it clear that the buyer is able to meet 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 service charge figures so that they can pass this information on to the buyers or their solicitors. If you have the benefit of shareholding in the Management Company, you should ensure that you have the original share document. Obtaining a replacement share certificate can be a time consuming formality and slows down many a Essex conveyancing deal. Where a reissued share certificate is required, you should approach the company officers or managing agents (where applicable) for this as soon as possible.
I invested in buying a leasehold flat in Essex, conveyancing having been completed in 2008. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Essex with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £50 yearly. The lease expires on 21st October 2101
With just 75 years remaining on your lease the likely cost is going to span between £8,600 and £9,800 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.