I have given 2 months notice to my existing landlord and have to leave my let out property in Mersea Island by 17/2/2026. Conveyancing for my house purchase is progressing. How realistic is it to complete in 4 weeks as I wish to avoid having to move into temporary accommodation?
The normal practice is not to give notice on a rental until you have exchanged. If you have not already done so, contact to your solicitor and request that they seek the assistance the other lawyers, try to a target completion date that everyone will work to achieve
A relative advised me that in buying a property in Mersea Island there could be a number of restrictions preventing external alterations to the property. Is this right?
We are aware of a number of properties in Mersea Island which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Mersea Island should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am expecting a AIP from Lloyds this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Lloyds recommend any Mersea Island solicitors on the Lloyds conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Mersea Island solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
My wife and I are spending time viewing flats in Mersea Island and I am about to put in an offer. Should I already have a solicitor appointed at this point? I will be getting a mortgage with Bank of Ireland.
It would be sensible to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. As you are taking out a mortgage with Bank of Ireland, ask your prospective lawyers if they are on the Bank of Ireland conveyancing panel otherwise they can't do the mortgage legal work.
My wife and I have a semi-detached Georgian property in Mersea Island. Conveyancing lawyer represented me and Aldermore. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Mersea Island and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing solicitor who conducted the conveyancing.
I'm purchasing my first flat in Mersea Island with the aid of help to buy. The developers would not move on the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep told me not to tell my conveyancer about this deal as it could adversely affect my loan with the bank. Do I keep my lawyer in the dark?.
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.
Due to the guidance of my in-laws I had a survey completed on a property in Mersea Island in advance of appointing solicitors. I have been informed that there is a flying freehold aspect to the house. The surveyor advised that some banks tend not give a loan on such a premises.
It varies from the lender to lender. Lloyds has different instructions for example to Nationwide. Should you wish to telephone us we can investigate 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 Mersea Island. Conveyancing may be slightly more expensive based on your lender's requirements.
We are planning to purchase a three room housein Mersea Island with a residential mortgage from a mortgage company. We wish to instruct our solicitor in Mersea Island yet our mortgage company says he's not listed on their "panel". Apparently we need to choose from the our bank panel solicitors or stay with our Mersea Island conveyancer and incur the extra fees for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The lender mortgage issued is subject to conditions, one of which will be that lawyers will on the mortgage company's conveyancing panel. Until recently, most mortgage companies had open panels, including almost all conveyancing solicitors in Mersea Island : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for your mortgage company.