I am need of leasehold conveyancing for an apartment in a fairly new development (6 years old) in Tiptree. Almost all the appartments have already been occupied. Is it strictly necessary to order conveyancing searches for my conveyancing in Tiptree?
If you getting a loan, your mortgage company will need some (many) of the searches so you'll have no choice. If not, then Tiptree conveyancing searches are optional. Your lawyer, will 'advise', perhaps strongly, that you should not go ahead without searches, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you demand that your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Tiptree.
As someone unfamiliar with conveyancing in Tiptree what is the number one tip you can impart concerning the home moving process in Tiptree
You may not hear this from too many lawyers but conveyancing in Tiptree or throughout Essex is often a confrontational process. In other words, when it comes to conveyancing there exists lots of room for conflict between you and other parties involved in the ownership transfer. For instance, the seller, property agent and on occasion a lender. Choosing a lawyer for your conveyancing in Tiptree an important selection as your conveyancer is your adviser, and is the ONE party in the process whose interest is to act in your legal interests and to keep you safe.
On occasion a potential adversary may try and convince you that you should follow their advice. For example, the estate agent may claim to be helping by suggesting your conveyancer is slow. Or your mortgage broker may tell you to do take action that is contrary to your conveyancers guidance. You should always trust your lawyer above all other parties in the conveyancing process.
A friend recommended that if I am purchasing in Tiptree I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes quoted for as part of the standard Tiptree conveyancing searches. It is a large report of more than thirty pages, listing and setting out significant information about Tiptree around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data concerning Tiptree.
I have todaydiscovered that Wolstenholmes have been shut down. They carried out my conveyancing in Tiptree for a purchase of a freehold house 10 months ago. How can I check that the property is registered correctly in the name of the former proprietor?
The quickest way to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Tiptree conveyancing specialists.
I'm purchasing a new build house in Tiptree with a loan from Alliance & Leicester . The developers refused to budge the price so I negotiated £7000 of additionals instead. The estate agent suggested that I not inform my lawyer about the extras as it would affect my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
What advice can you give us when it comes to appointing a Tiptree conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a solicitor for lease extension works (regardless if they are a Tiptree conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with two or three firms including non Tiptree conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be of use:
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What are the costs for lease extension conveyancing? What volume of lease extensions have they conducted in Tiptree in the last year?
I inherited a studio flat in Tiptree, conveyancing was carried out March 2012. Can you work out an approximate cost of a lease extension? Similar properties in Tiptree with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease runs out on 21st October 2093
With only 68 years remaining on your lease we estimate the price of your lease extension to range between £9,500 and £11,000 plus legals.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.