I am expecting a mortgage with Santander. I intend to enlist the help of a Licensed Conveyancer in Writtle. Does the Santander Solicitor panel allow for conveyancers regulated by the CLC?
The Santander approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
My partner and I are purchasing our first house. Our solicitor has texted usto ask if we wish to order supplemental conveyancing searches. Unfortunately we in the dark as to what's relevant for conveyancing in Writtle
The scope of Writtle conveyancing searches should be dictated primarily on the premises, the location, the probability of any of these risks, your familiarity of the locality and risks, your general approach to risk. What is important is that you properly understand what information each search could supply. You may then decide if you personally think you need that search. If unclear, ask your conveyancing practitioner to explain.
I am helping my sister sell her property in Writtle. Will the conveyancer commission an energy assessment or it is for the seller to coordinate?
After the demise of Home Packs, energy assessments was left as a compulsory part of selling a house. An EPC needs to be commissioned before the property is put on the market. It is not something that law firms normally arrange. Where you are using a Writtle conveyancing practitioner they might help arrange energy performance certificates due to their contacts with reputable local energy assessors
I just acquired a house at auction in Writtle. Conveyancing is required. What is next?
Having legally bound yourself to purchase you will need to find a conveyancing lawyer soon as you will have a tight deadline in which to complete the conveyancing. All auction property will have a bespoke legal pack. This will include most,if not all of the documents that your lawyer will need. Where you are dealing with leasehold premises the auction pack may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You need to give this to the solicitor instructed by you as soon as possible. Do make sure that your finances are organised to complete on the date specified in the contract.
It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Writtle bank branch on various occasions and was advised it wasn't an issue and they will lend. My Writtle conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they would not lend based on their specific requirements. Who do I believe?
Provided that the lawyer is on the lender approved list, they must follow the Council of Mortgage Lenders’ Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
The deeds to my property can not be found. The conveyancers who conducted the conveyancing in Writtle 10 years ago are no longer around. What are my next steps?
Assuming you have a registered title the details of your ownership will be held by the Land Registry under a Title Number. It is easy to conduct a search at the Land Registry, find your house and order up to date copies of the Registered Entries for a small fee. Where the title is Leasehold then the Land Registry will in most cases hold a file duplicate of the Registered Lease and again, a copy can be ordered for twenty pounds.
I opted to have a survey done on a house in Writtle ahead of instructing conveyancers. I have been told that there is a flying freehold overhang to the property. My surveyor has said that some lenders tend refuse to issue a loan on this type of property.
It varies from the lender to lender. Lloyds has different instructions from Birmingham Midshires. If you contact us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Writtle. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Writtle to see if the conveyancing will be more expensive.
Harry (my fiance) and I may need to let out our Writtle garden flat for a while due to taking a sabbatical. We instructed a Writtle conveyancing practice in 2002 but they have closed and we did not have the foresight to get any guidance as to whether the lease permits subletting. How do we find out?
Your lease dictates the relationship between the landlord and you the flat owner; specifically, it will indicate if subletting is prohibited, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Writtle do not contain an absolute prevention of subletting – such a clause would adversely affect the market value the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.
I invested in buying a leasehold flat in Writtle, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Writtle with over 90 years remaining are worth £195,000. The ground rent is £45 charged once a year. The lease ends on 21st October 2089
With only 63 years remaining on your lease we estimate the premium for your lease extension to be between £16,200 and £18,600 as well as costs.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.