I am searching for value for money conveyancer. Should I go for for a national conveyancer or a high street Pitsea conveyancing lawyer?
On the whole conveyancing lawyers in your area will benefit from excellent connections with your local authority, which can assist with the Pitsea conveyancing searches that your lawyer will need to carry out. It also helps if they enjoy good relationships with the Land Registry covering your area Pitsea, other property lawyers in the neighbourhood and Pitsea Estate Agents.
Our lender has recommended solicitors on their panel based in Pitsea but I would rather use a conveyancing lawyer in Pitsea round the corner to me. Are you able to assist?
Not all Pitsea conveyancing solicitors are approved and listed on all banks conveyancing panel. Please make the most of the above find an approved solicitor tool to locate a Pitsea conveyancing firm on the on the lender panel.
My bid for a property was accepted at auction in Pitsea. Conveyancing is necessary. What is next?
Given that you have now to all intents and purposes signed on the dotted line you should find a conveyancing lawyer soon as you now have a pending deadline in which to complete the property. Every auction property should have a bespoke legal pack. This will include evidence of title and search results. Where you are dealing with leasehold property the conveyancing pack should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You must pass this on to the conveyancer working for you at the earliest opportunity. You also need to ensure that you have funds in place to complete on the date specified in the contract.
I recently had an offer accepted on an apartment in Pitsea. My mortgage broker suggested a conveyancer. I paid an on account payment of £150. A few days later, the solicitor called me sheepishly admitting that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Pitsea solicitor - who is on the Aldermore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Pitsea postcode. As you are getting a mortgage with Aldermore, you could contact them to see if they have a list of approved surveyors in Pitsea.
I decided to have a survey done on a property in Pitsea ahead of appointing conveyancers. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some lenders tend refuse to give a mortgage on this type of property.
It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. Should you wish to telephone us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Pitsea. Conveyancing will be smoother if you use a solicitor in Pitsea especially if they are familiar with such properties in Pitsea.
How simple is it to use the search app to select a conveyancing solicitor in Pitsea on the approved list for my lender?
Step one is to select a mortgage company such as Santander, The Royal Bank of Scotland or TSB then specify your preferred area e.g. Pitsea. Conveyancing firms in Pitsea and beyond should be listed.
I am intending to let out my leasehold apartment in Pitsea. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
Even though your previous Pitsea conveyancing lawyer is not around you can check your lease to check if you are permitted to let out the property. The rule is that if the lease is non-specific, subletting is permitted. Quite often there is a prerequisite that you must seek consent via your landlord or some other party before subletting. The net result is that you cannot sublet without prior permission. Such consent should not be unreasonably refused ore delayed. If the lease does not allow you to sublet you will need to ask your landlord for their consent.
I acquired a basement flat in Pitsea, conveyancing having been completed July 2012. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Pitsea with an extended lease are worth £176,000. The average or mid-range amount of ground rent is £50 levied per year. The lease expires on 21st October 2106
With 80 years left to run the likely cost is going to be between £8,600 and £9,800 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.