My wife and I are soon to complete buying a property in Wickford but as a result of damage from a small fire at the property I have was able negotiate reparation from the seller in the sum of £2k by way of a adjustment in the price. This was going to be addressed as part of a side agreement however RBS will not agree to this. Should they have been informed?
Any solicitor being on a RBS conveyancing panel is duty bound to inform RBS of any variations to the sale price. If you were to refuse your lawyer to report the price change to RBS then they would have to discontinue acting for you. In addition, RBS and you would have to appoint a new conveyancer for your conveyancing in Wickford.
Will conveyancers ask for money up-front when it comes to conveyancing in Wickford?
If you are buying a property in Wickford your lawyer will ask you place them with funds to cover the search fees. Generally this is called for to cover the fees of the Local Authority Search. When the down payment is payable against the sale price then this should be needed immediately before exchange of contracts. The closing balance that is needed should be sent to your lawyer shortly before completion.
I am due to exchange contracts on my apartment. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Coventry BS are being problematic. The Wickford solicitor who is on the Coventry BS conveyancing panel is recommending indemnity insurance as a solution but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My offer was accepted on a property in Wickford on 22/4/2025, valuation was booked 4 days later, received a clean bill of health. Solicitor appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Co-operative and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Co-operative conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.
RBS have agreed my mortgage in principle, my offer on a house in Wickford has been accepted, what are the next steps?
The property agent will need to know who your solicitors are (be sure the property lawyers are on the bank’s approved list). Call up RBS or your financial adviser and finalise any outstanding forms. RBS will instruct a valuer who will get in touch with the selling agent or seller to arrange a slot for the valuation to take place. Once carried out (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. RBS will issue the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Wickford.
I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Wickford is where the house is located. Can you offer any advice?
Flying freeholds in Wickford are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Wickford you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wickford may determine 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 premises.
Given that I am about to spend 450k on a property in Wickford I wish to talk to a conveyancer regarding theconveyancing ahead of appointing the firm. Is this something that you can arrange?
This is something that we encourage - we would be happy to talk to you we do not take any clients on without you first talking to the solicitor who will be doing your property ownership legalities in Wickford.There is no ‘factory style conveyancing’ - each client is an important individual, not a file reference. The solicitors that we put you in touch with believe that the fees you are quoted for residential conveyancing in Wickford should be the figure that you end up paying.
Having had my offer accepted I require leasehold conveyancing in Wickford. Before I set the wheels in motion I require certainty as to the number of years remaining on the lease.
If the lease is registered - and most are in Wickford - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I invested in buying a split level flat in Wickford, conveyancing formalities finalised October 1998. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Wickford with a long lease are worth £170,000. The ground rent is £50 levied per year. The lease ends on 21st October 2104
With just 79 years unexpired the likely cost is going to range between £7,600 and £8,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.