We are purchasing a house and need a conveyancing solicitor in Battlesbridge who is on the Santander conveyancing panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Battlesbridge.
We are purchasing a apartment in Battlesbridge. It might be a silly question but how we can trust a conveyancer? On the day of competition we will need to put money into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Forgive me if this question is silly but I am wet behind the ears as a first time buyer of a two bedroom flat in Battlesbridge. Do I receive the keys to the premises on completion from my solicitor? If this is the case, I will use a local conveyancing solicitor in Battlesbridge?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the vendor’s conveyancers, and once they have received this, you should be called to collect the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
We have agreed to purchase a house in Battlesbridge. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Leeds Building Society be concerned?
As you are obtaining a mortgage with Leeds Building Society your lawyer must follow the conveyancing requirements contained in Part 2 of UK Finance Lenders’ Handbook for Leeds Building Society. The Council of Mortgage Lenders’ Handbook stipulates minimum requirements for solar panel roof-space leases, and property lawyers are required to report to Leeds Building Society where a lease does not meet these conditions. The requirements relate to the installation of panels on properties nationwide and is not restricted to Battlesbridge.
Due to the guidance of my in-laws I had a survey completed on a property in Battlesbridge ahead of retaining conveyancers. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some banks may refuse to grant a mortgage on a flying freehold home.
It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. If you contact us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Battlesbridge. Conveyancing will be smoother if you use a solicitor in Battlesbridge especially if they are acquainted with such properties in Battlesbridge.
I work for a long established estate agent office in Battlesbridge where we have experienced a few flat sales jeopardised due to short leases. I have received inconsistent advice from local Battlesbridge conveyancing solicitors. Can you clarify whether the seller of a flat can commence the lease extension process for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder 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 purchaser.
I am the registered owner of a ground floor flat in Battlesbridge, conveyancing having been completed in 2005. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Battlesbridge with an extended lease are worth £185,000. The ground rent is £65 invoiced every year. The lease finishes on 21st October 2079
You have 60 years left to run we estimate the price of your lease extension to be between £20,000 and £23,000 plus legals.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.
What is the reason for new build conveyancing in Battlesbridge being more expensive?
Buying a brand new home is completely distinct from the normal house buying conveyancing in Battlesbridge. Firstly sellers normally need contracts to exchange within a tight deadline, the result being a a great deal of pressure on your conveyancing practitioner to make sure everything is in order. In addition new build properties often involve examination of adoption of highways, drains, planning considerations, building warranties or architects certificates. Mortgage lender obligations are also more demanding. Taking into account the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.