Finally, a loan offer from HSBC for the remortgage of my 2 room flat is due imminently. Are you able to suggest a cheap conveyancing solicitor in Southend?
This site is not designed to help those in their quest for the cheapest conveyancing in Southend. Our aim is to provide excellent value conveyancing but our intention is not to work with the cheapest lawyers. Resist the temptation to appoint organisations teasing you with £100 conveyancing in Southend. In your best case scenario, in choosing a lawyer for low cost conveyancing, you will end up with what you pay for and at worst it will result in you being stung for additional fees and still not end up with the service expected.
It is 10 years ago since I purchased my property in Southend. Conveyancing lawyers have recently been instructed on the sale but I am unable to locate my deeds. Will this cause complications?
Don’t worry too much. First the deeds may be retained by your lender or they could still be with the solicitor who acted in the purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring current official copies of the land registers. Almost all conveyancing in Southend involves registered property but in the unlikely event that your home is not registered it is more problematic but is resolvable.
I have been on the look out for a leasehold apartment up to £235,500 and identified one near me in Southend I like with amenity areas and transport links in the vicinity, the downside is that it only has 51 remaining years left on the lease. I can't really find anything else in Southend for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you need a mortgage the shortness of the lease will likely be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
Should I be wary that brokers that I am dealing with are recommending a factory type conveyancing firm rather than a local Southend conveyancing firm?
As with lots of professional services, often input from connections can be worth their weight in gold. But there are lots of players in a conveyancing transaction; estate agents, financial adviser and banks may suggest lawyers to choose. On occasion the conveyancers might be known to one of the organisations as one of the best in their field, but sometimes there may be a financial incentive behind the endorsement. You are free to appoint your preferred lawyer. However, bear in mind that many lenders specify a panel list of lawyers you are obliged to use for the lender aspect of your house move.
My husband and I are FTB’s - had an offer accepted, but the agent has warned us that the owners will only go ahead if we appoint the agent's preferred conveyancers as they need an ‘expedited deal’. Our preferred option is to instruct a family solicitor with experience of conveyancing in Southend
It is highly unlikely the sellers are driving this. Should the vendor want ‘a quick sale', taking such a hostile approach to a motivated buyer is likely to cause more damage than good. Speak to the owners direct and explain that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you do not need to sell (d) you wish to move quickly (e)however you intend to appoint your preferred Southend conveyancing lawyers - as opposed tothose that will give their estate agent a commission or hit his conveyancing targets demanded by corporate headquarters.
Having spent years of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Southend. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most definitely. We can put you in touch with a Southend conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Southend property is 75 Woolstone Road in February 2012. the decision of the Tribunal was that the appropriate amount to be paid to purchase the freehold was the sum of £17,711 . This case affected 2 flats. The number of years remaining on the existing lease(s) was 68.28 and 158.
What makes a Southend lease problematic?
There is nothing unique about leasehold conveyancing in Southend. All leases are unique and legal mistakes in the legal wording can result in certain provisions are erroneous. For example, if your lease is missing any of the following, it could be defective:
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Maintenance charge proportions which don’t add up to the correct percentage A provision to repair to or maintain parts of the premises
A defective lease will likely cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Accord Mortgages Ltd, Norwich and Peterborough Building Society, and Clydesdale all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, forcing the purchaser to withdraw.