Finally, a mortgage offer from Santander for the refinancing of my single room garden flat is expected within the next few days. Are you able to put forward a cheap conveyancing law firm in Braintree?
You are on the wrong site if you are seeking cut-price fees for conveyancing solicitors in Braintree. Our goal is to offer affordable conveyancing but our intention is not to work with the cheapest lawyers. Avoid the trap of appointing brokers offering £99 conveyancing in Braintree. Optimistically, in being led by low cost conveyancing, you will get your money’s worth and at worst it will result in you with a hefty uplift in additional fees and still not get the service required.
Our conveyancer has identified a a problem with the lease for the apartment we are purchasing in Braintree. The other side have offered defective title insurance as a solution. We are content with insurance and will cover the costs. Our conveyancer says that he must check that the lender is happy with this solution. Are we the client or is the lender?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the mortgage company are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your solicitor will have no choice but to discontinue acting for you.
We are planning to purchase with Coventry BS. I dropped in a couple of local firms but am unable to find a Braintree conveyancing firm on the Coventry BS approved list. Please you assist?
Feel free to make the most of the search tool on this site. Pick the mortgage company and type Braintree or your preferred area and you will discover a number of lawyer based in Braintree or near you.
I can see plenty of information on this site regarding conveyancing in Braintree but can you isolate your top tip for choosing the right conveyancer in Braintree
We would encourage you not to go for the lowest Braintree conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
My wife and I purchasing a end of terrace house in Braintree. Our aim is to convert the garage to a playroom at the house.Will the conveyancing process involve enquiries to see if these works are permitted?
Your solicitor will review the deeds as conveyancing in Braintree will sometimes identify restrictions in the title deeds which prevent categories of changes or require the consent of another owner. Many works need local authority planning consent and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
I happen to be the single beneficiary of my late grandmother’s will and I have everything in my name now, including the my former home in Braintree. Conveyancing formalities meant that the Land Registry date was in September. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership may be regarded the same way as though I had purchased the property in September. Do I have to wait 6 months to sell?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. How practical a view banks take of it, depend on the mortgage company as this provision is principally there to identify subsales or the quick reselling of property.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a simple, no chain conveyancing. Braintree is the location of the property. Can you offer any opinion?
Flying freeholds in Braintree are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Braintree you would need to get your solicitor to go 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 Braintree 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 property.