Am I correct in assuming that the fact that my conveyancer in Rochford is not on my mortgage company's conveyancing panel that there is a problem with the quality of her work?
That is most likely an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Rochford conveyancing practice and enquire why they are no longer on the approved list for your lender.
I purchased a freehold residence in Rochford but nevertheless invoiced for rent, why is this and what is this?
It’s unusual for properties in Rochford and has limited impact for conveyancing in Rochford but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.
My lawyer has informed me that flying freehold insurance is required on my purchase. What is the level of cover for Rochford conveyancing?
The appropriate level of flying freehold indemnity insurance should be dictated by who your lender. It would differ for example between Santander and Barnsley Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
We are getting the release of further monies on our mortgage from UBS as we wish to carry out renovations to our property in Rochford. Do we need to select a bricks and mortar Rochford solicitor on the UBS conveyancing panel to deal with the legals?
UBS would not normally require a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS conveyancing panel.
I have decided to exercise my right to buy my property in Rochford off the council. I have a mortgage agreed with Virgin Money. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.
I need some fast conveyancing in Rochford as I am faced with a deadline to exchange contracts within 4 weeks. Fortunately I do not need a mortgage. Can I decline from having conveyancing searches to save fees and time?
If.Given you are not taking a mortgage you have the choice not to have searches conducted although no lawyer would recommend that you don't. Drawing on years of experience of conveyancing in Rochford the following are instances of what can crop up and adversely affect the marketability of the property: Refused Planning Applications, Overdue Fees, Overdue Grants, Road Schemes,...
How does conveyancing in Rochford differ for newly converted properties?
Most buyers of new build residence in Rochford approach us having been asked by the developer to exchange contracts and commit to the purchase even before the house is completed. This is because builders in Rochford typically buy the real estate, 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 conveyancing solicitors 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 Rochford or who has acted in the same development.
I decided to have a survey done on a house in Rochford prior to appointing conveyancers. I have been told that there is a flying freehold overhang to the house. The surveyor advised that some lenders tend refuse to issue a loan on such a property.
It depends who your proposed lender is. Lloyds has different instructions for example to Halifax. If you call us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Rochford. Conveyancing will be smoother if you use a solicitor in Rochford especially if they are acquainted with such properties in Rochford.