It has come to my attention via my mortgage adviser that my Tilbury property lawyer is not on the mortgage company Conveyancing panel. How can I be sure if this is correct?
The best course of action for you to take is to contact your Tilbury conveyancer. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they may recommend you to a Tilbury conveyancing practice that is on the conveyancing panel for your lender.
I am hoping to move into my new home in Tilbury next Friday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the bank. What does the insurance need to cover?
All property lawyers on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook instructions. These obligations are not specific to conveyancing in Tilbury.
What is your number one tip for finding a conveyancing solicitor in Tilbury
Do not opt for the lowest Tilbury conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
I just bought a property at auction in Tilbury. Conveyancing is needed. What is next?
Given that you are now legally committed yourself to purchase you should find a conveyancing lawyer soon as you will have a fast approaching a fixed date to complete the transaction. An auction property will ordinarily have a bespoke legal pack. This will likely include evidence of title and search results. If you have purchased leasehold property the legal pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to leasehold premises. You need to pass this on to the lawyer working for you as soon as possible. You also need to ensure that that you have the requisite funding in order to complete the transaction on the set completion date.
I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Tilbury 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 correct?
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. You may wish to consider appointing your own Tilbury surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I am buying a new build flat in Tilbury. Conveyancing is necessary evil 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.
Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Tilbury
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Forfeiture - bankruptcy or liquidation must not apply under this provision. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. 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.
I work for a long established estate agency in Tilbury where we have experienced a number of leasehold sales derailed as a result of short leases. I have been given inconsistent advice from local Tilbury conveyancing solicitors. Please can you shed some light as to whether the seller of a flat can start the lease extension process for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.
An alternative approach is to agree the lease extension with the freeholder 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.
I purchased a split level flat in Tilbury, conveyancing formalities finalised in 2001. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Tilbury with a long lease are worth £197,000. The ground rent is £55 invoiced annually. The lease runs out on 21st October 2079
You have 55 years remaining on your lease we estimate the price of your lease extension to range between £31,400 and £36,200 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.
Me and myfiance and I are searching for a quality conveyancing lawyer in Tilbury to assist me in selling my flat. I I am fearful of being overcharged but with so many Tilbury conveyancing firms to pick from...who's the best?
The best tip when searching for a Tilbury solicitor is seek recommendations from friends or other professionals that you trust. Almost everyone has used a conveyancing solicitor at some point. Do utilise our comparison tool for Tilbury conveyancing quotes