I had intended to instruct a conveyancing solicitor in Mersea Island for our house purchase. Our broker informed us that our mortgage lenders TSB won't deal with them. Surely this is unfair competition?
Before the recession most lenders had an appetite for risk which was higher than today. Almost all Mersea Island conveyancing firms would have been on most bank panels. The financial services regulator in 2010 completed a thematic review into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more data from law firms concerning their operations and the individuals who work for them as well as set certain criteria such a completing on a minimum number of conveyancing. Many Mersea Island conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Mersea Island is amongst the hundreds of areas where the conveyancers we recommend are are approved TSB.
I am planning to move property in April. Should my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you recommend a removal company in Mersea Island. Conveyancing lawyer was chosen before I stumbled across your website.
On the afternoon of completion you will need to collect the house keys from your estate agent but this should only occur once the previous owners lawyers inform the agent that the monies to complete are in and the keys can be released. After that you will need to inform the removal men that they can start moving you in. As a matter of policy we do not suggest a particular removal organisation but can assist you in finding a residential property solicitor in Mersea Island or a firm that specialises in conveyancing in Mersea Island.
I am purchasing a 4 bedroom semi-detached house in Mersea Island. We would like to convert the garage to an office at the house.Will legal conveyancing on the property involve investigations to ascertain if these alterations are prohibited?
Your solicitor should check the registered title as conveyancing in Mersea Island will sometimes reveal restrictions in the title deeds which restrict certain works or necessitated the permission of another owner. Many additions call for local authority planning permissions and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
Two weeks ago we had a mortgage agreed in principle with Virgin Money. Mersea Island conveyancing practitioners were appointed. How long does it take for Virgin Money to forward the offer to the conveyancing practitioner?
Some lenders take longer than others. Have Virgin Money conducted the valuation? Have you advised Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
My wife and I own a renovated Victorian house in Mersea Island. Conveyancing solicitor acted for me and Alliance & Leicester . I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold with the matching address. Is it worth asking Alliance & Leicester to clarify?
You should assess 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 Mersea Island 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 purchasers. You can also enquire as to the situation with your conveyancing practitioner who conducted the purchase.
How does conveyancing in Mersea Island differ for new build properties?
Most buyers of new build property in Mersea Island contact us having been asked by the seller to sign contracts and commit to the purchase even before the house is constructed. This is because new home sellers in Mersea Island typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Mersea Island or who has acted in the same development.
What tools are available to identify a Mersea Island law firm on the Halifax conveyancing panel? I have wheels and am happy to travel upto 10miles to meet the solicitor.
You can use the tool on this page. Please choose the mortgage company and your location and you will see a number of Mersea Island conveyancing lawyers based on proximity. We have listed some Mersea Island conveyancing firms towards the end of this page and you can contact them to check whether they are on the Halifax member panel
I am a negotiator for a long established estate agency in Mersea Island where we see a number of flat sales derailed as a result of short leases. I have been given contradictory information from local Mersea Island conveyancing solicitors. Can you clarify whether the owner of a flat can instigate the lease extension formalities for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Mersea Island Conveyancing for Leasehold Flats - Sample of Questions you should ask before Purchasing
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Generally speaking the outlay for major works tend not to be incorporated into the service charges, although some managing agents in Mersea Island obliged tenants to pay into a reserve fund and this is used to offset against major works. Are there any major works anticipated that could increase the maintenance costs? Is the freehold reversion owned jointly by the leaseholders?