How up to date is your database of Westcliff On Sea solicitors on the Nationwide conveyancing panel? Do Nationwide send you an updated list?
Westcliff On Sea conveyancing firms themselves provide us confirmation that they are on the Nationwide conveyancing panel as opposed to being supplied with a list from Nationwide directly.
Do the Building Society Association intend to launch a online directory to to identify solicitors on the Loughborough BS conveyancing panel for instance in Westcliff On Sea?
We are not aware of any intention on the part of the BSA to develop such a tool.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a simple, no chain conveyancing. Westcliff On Sea is where the house is located. What do you suggest?
Flying freeholds in Westcliff On Sea are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Westcliff On Sea you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Westcliff On Sea may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I was advised by a few estate agents in Westcliff On Sea to choose a conveyancer on your site. Is there a financial upside for Estate Agents to promote your site over and above a competitor’s?
We refuse to make any commission for directing people in our direction. We thought it would be too underhand to pay a commission as a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
We're novice buyers - agreed a price, but the estate agent advised that the seller will only proceed if we use the agent's chosen solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a high street solicitor accustomed to conveyancing in Westcliff On Sea
It is highly unlikely the sellers are driving this. If they desire ‘a quick sale', taking such a hostile approach to a serious buyer is going to damage their objectives. Speak to the vendors direct and explain that (a)you are serious purchasers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)however you are going to appoint your own,trusted Westcliff On Sea conveyancing solicitors - as opposed tothose that will provide the estate agent a commission or hit his conveyancing targets pre-set by head office.
I am a negotiator for a reputable estate agency in Westcliff On Sea where we have witnessed a number of leasehold sales derailed as a result of short leases. I have received inconsistent advice from local Westcliff On Sea conveyancing solicitors. Could you shed some light as to whether the owner of a flat can start the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord 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 buyer.
I invested in buying a split level flat in Westcliff On Sea, conveyancing formalities finalised 3 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Westcliff On Sea with over 90 years remaining are worth £195,000. The ground rent is £45 per annum. The lease ends on 21st October 2088
With 63 years left to run we estimate the price of your lease extension to be between £16,200 and £18,600 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.