It is is a decade since I purchased my house in Writtle. Conveyancing lawyers have recently been appointed on the sale but I am unable to find my title deeds. Will this jeopardise the sale?
Don’t worry too much. First there is a possibility that the deeds will be with the lender or they may be in the possession of the conveyancers who acted in your purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. Most conveyancing in Writtle relates to registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.
I am considering applying for a Yorkshire BS mortgage for purchase of a new build (under development) in Writtle with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Yorkshire BS ?
In theory, you could use a solicitor that is not on the Yorkshire BS conveyancing panel, but Yorkshire BS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
It is not clear whether my mortgage offer requires a lease extension. I have called my Writtle building society branch on a couple of occasions and was told it wasn't a problem and they will lend. My Writtle conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they will not lend in accordance with their published requirements. Who do I believe?
As long as the solicitor is on the bank approved list, she or he must comply with the Council of Mortgage Lenders’ Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the bank 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 remaining.
I am selling my flat. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Kent Reliance are being a right pain. The Writtle solicitor who is on the Kent Reliance conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.
Barclays have agreed my home loan in principle, my offer on a flat in Writtle has been accepted, what are the next steps?
The estate agent will want to know who your solicitors are (make sure the conveyancers are on the bank’s panel). Telephone Barclays or the broker and finalise any relevant paperwork. Barclays will sellect a valuer who will get in contact with the selling agent or vendor to arrange an appointment. Once carried out (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Barclays will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Writtle.
Am I right to be concerned that brokers that I am dealing with are recommending an internet conveyancing firm rather than a High Street Writtle conveyancing company?
As is the case with many professional services, often suggestions from connections can be most helpful. Yet there are numerous players in a conveyancing deal; estate agents, financial adviser and mortgage companies might all put forward lawyers to retain. Sometimes these conveyancers might be known to one of the organisations as being good in their field, but occasionally there might be a commercial relationship behind the endorsement. You have the right to select your own conveyancer. You need to be aware that the majority of mortgage providers specify a panel list of conveyancers you are obliged to use for the mortgage related work in your transaction.
Is it best to appoint a Writtle conveyancing solicitor in close proximity to the house I am buying? An old friend can execute the conveyancing however they are based over three hundred miles away.
The benefit of a high street Writtle conveyancing practice is that you can pop in to execute paperwork, present your identification documents and pester them where appropriate. Having local Writtle know how is a plus. However it's more important to get someone that will pull out all the stops for you. If if people you trust instructed your friend and they were happy that must outweigh using an unknown Writtle conveyancing lawyer solely due to them being based in the area.
Can you offer any advice when it comes to finding a Writtle conveyancing firm to deal with our lease extension?
When appointing a property lawyer for your lease extension (regardless if they are a Writtle conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with several firms including non Writtle conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be useful:
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How many lease extensions have they completed in Writtle in the last 12 months? If the firm is not ALEP accredited then what is the reason?
Writtle Conveyancing for Leasehold Flats - A selection of Queries before Purchasing
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Is the freehold reversion owned jointly by the leaseholders? Are any of leasehold owners in arrears of their service charge liability? Who takes charge for maintaining and repairing the block?