I have just started taking steps with the intention of transferring my current residential loan to a BTL Santander mortgage. The bank has said that I need a solicitor as part of the process. I had a chat the same South Woodham Ferrers conveyancing solicitor who acted on my behalf when I initially purchased the property. The fee calculation provided of £575 plus disbursements has taken me by surprise as its a remortgage than a sale or purchase.
The quote is fractionally on the expensive side. Where you are happy to expend time contrasting prices you may be able to shave off some of the expense by as much as £100 plus VAT. That being said, assuming were happy with the conveyancing the firm gave you mightlive to rue choosing an a cheaper conveyancer. Remember to ensure the solicitor can represent Santander. You can employ our search tool to choose a South Woodham Ferrers conveyancing firm on the Santander approved list of lawyers, which can often include conveyancing solicitors in South Woodham Ferrers.
I happen to be the only beneficiary of my late grandmother’s estate and I have everything in my name alone, including the my former home in South Woodham Ferrers. Conveyancing formalities meant that the Land Registry date was in January. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership will be treated the same way as though I had purchased the property in January. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this obligation is chiefly there to identify the purchase and immediately sell or the flipping of properties.
We have agreed to purchase a house in South Woodham Ferrers. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender UBS be concerned?
As your lender is UBS your lawyer must comply with the conveyancing instructions outlined in Part 2 of UK Finance Lenders’ Handbook for UBS. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and property lawyers are required to report to UBS where a lease fails to meet these conditions. The specifications relate to the installation of panels on properties in England and Wales and is not limited to South Woodham Ferrers.
I recently had an offer agreed on a house in South Woodham Ferrers. My mortgage broker pressured me to appoint their lawyer. I paid an advanced payment of £175. Not long after, the property lawyer contacted me sheepishly admitting that they were not on the UBS 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 UBS 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.
Should commercial conveyancing searches disclose proposed roadworks that may affect a commercial site in South Woodham Ferrers?
Its becoming the norm that commercial conveyancing solicitors in South Woodham Ferrers will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in South Woodham Ferrers. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in South Woodham Ferrers.
For each commercial conveyancing transaction in South Woodham Ferrers it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to South Woodham Ferrers commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in South Woodham Ferrers.
Just had an offer accepted on a new build flat in South Woodham Ferrers. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in South Woodham Ferrers
-
Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are surveyor prepared. Please supply a car parking plan. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision.
I opted to have a survey completed on a property in South Woodham Ferrers ahead of retaining solicitors. I have been told that there is a flying freehold overhang to the house. The surveyor has said that some banks will not issue a mortgage on such a house.
It varies from the lender to lender. Lloyds has different instructions for example to Halifax. If you contact us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in South Woodham Ferrers. Conveyancing will be smoother if you use a solicitor in South Woodham Ferrers especially if they are familiar with such properties in South Woodham Ferrers.
Do you have any advice for leasehold conveyancing in South Woodham Ferrers with the purpose of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in South Woodham Ferrers can be bypassed where you get in touch lawyers the minute your agents start advertising the property and ask them to put together the leasehold information needed by the buyers’ solicitors. In the event that you altered the property did you need the Landlord’s approval? In particular have you installed wooden flooring? Most leases in South Woodham Ferrers state that internal structural changes or laying down wooden flooring calls for a licence issued by the Landlord acquiescing to such works. If you dont have the consents to hand do not communicate with the landlord without checking with your lawyer first. The majority of freeholders or Management Companies in South Woodham Ferrers levy fees for supplying management packs for a leasehold property. You or your lawyers should find out the fee that they propose to charge. The management information can be applied for on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most usual reason for delay in leasehold conveyancing in South Woodham Ferrers. If there is a history of any disputes with your freeholder or managing agents it is essential that these are resolved before the property is marketed. The buyers and their solicitors will be nervous about purchasing a flat where there is an ongoing dispute. You will have to accept that you will have to pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is clearly preferable to present the dispute as over as opposed to ongoing.
South Woodham Ferrers Conveyancing for Leasehold Flats - Sample of Queries before buying
-
How is the lease structured? Is anyone aware of any major works on the horizon that could add a premium to the service fees? The answer will be useful as a) areas can result in problems in the block as the communal areas may start to deteriorate where services are not paid for b) if the tenants have a dispute with the managing agents you will wish to know about it