What is the first thing I need to know regarding purchase conveyancing in Braintree?
You may not hear this from too many lawyers but conveyancing in Braintree or throughout Essex is an adversarial process. In other words, when it comes to conveyancing there exists lots of opportunity for confrontation between you and others involved in the legal transfer of property. E.g., the vendor, selling agent and sometimes the lender. Selecting a lawyer for your conveyancing in Braintree should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the process whose interest is to act in your legal interests and to keep you safe.
There is a definite increase of a "blame" culture- someone must be blamed for the process being so protracted. We recommend that you should always trust your solicitor above the other players in the conveyancing process.
A colleague suggested that if I am buying in Braintree I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally quoted for as part of the standard Braintree conveyancing searches. It is a large document of about 40 pages, listing and detailing important information about Braintree around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Braintree Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information about Braintree.
Due to the guidance of my in-laws I had a survey completed on a house in Braintree prior to instructing solicitors. I have been told that there is a flying freehold overhang to the property. The surveyor has said that some banks may refuse to grant a loan on such a home.
It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. If you e-mail us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Braintree. Conveyancing may be slightly more expensive based on your lender's requirements.
My husband and I are 18 days into a leasehold purchase having been referred to conveyancers by the local agent to carry out the conveyancing in Braintree. I am am starting to be dissatisfied with the level of service. Can you help me find new solicitors?
They would have to be really bad to suggest replacing them. Has the mortgage been generated? If so you must inform them of the new solicitor and get the loan are re-issued. Your conveyancer should be on the mortgage company panel to avoid added costs and complications. That should be your starting point. The search tool should assist you in finding a lender approved conveyancer for your home move in Braintree
What advice can you give us when it comes to appointing a Braintree conveyancing practice to deal with our lease extension?
If you are instructing a conveyancer for lease extension works (regardless if they are a Braintree conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of work. We suggest that you talk with two or three firms including non Braintree conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be of use:
Can they put you in touch with clients in Braintree who can give a testimonial? How many lease extensions has the firm conducted in Braintree in the last 12 months?
Leasehold Conveyancing in Braintree - Sample of Questions you should ask Prior to Purchasing
How much is the maintenance charge and ground rent on the apartment? Can you tell me if there are any major works in the planning that will increase the service fees? How many years remain on the lease?