I am in the process of selling my ground floor flat in Chelmsford and the estate agent has just called to warn that the buyers are changing their property lawyer. The reason given is that the mortgage company will only work with property lawyers on their approved list. Why would a big named lender only deal with specific lawyers rather the firm that they want to select to handle their conveyancing in Chelmsford ?
UK lenders have always had an approved set of law firms they are willing to work with, but in the last few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Mortgage companies point to the increase in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to keep an eye on. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any sway in the decision.
Is it necessary during the course of the conveyancing process to attend the offices of the solicitor to execute the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Chelmsford so that I can attend their offices when needed.
Whereas this was necessary twenty years ago, the vast majority lenders no longer require their conveyancing panel lawyer to witness the mortgagors signature. It will still be necessary for you to hand over identification documents and there are still manifest benefits to using a local practitioner, in your case a conveyancing solicitor in Chelmsford.
Will commercial conveyancing searches disclose proposed roadworks that could impact a commercial site in Chelmsford?
Many commercial conveyancing solicitors in Chelmsford will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Chelmsford. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Chelmsford.
For every commercial conveyancing transaction in Chelmsford it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may cause delays to Chelmsford commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Chelmsford.
I am looking for a ground for flat up to £245,000 and found one round the corner in Chelmsford I like with open areas and station in the vicinity, the downside is that it only has 49 years on the lease. I can't really find anything else in Chelmsford in this price bracket, so just wondered if I would be making a mistake buying a short lease?
If you need a home loan that many years will likely be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.
I've found a house that appears to meet my requirements, at a reasonable figure which is making it all the more appealing. I have subsequently been informed that the title is leasehold as opposed to freehold. I would have thought that there are issues buying a house with a leasehold title in Chelmsford. Conveyancing solicitors have are soon to be instructed. Will they explain the issues?
The majority of houses in Chelmsford are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are buying in Chelmsford in which case you should be shopping around for a Chelmsford conveyancing practitioner and check that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a leaseholder you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example obtaining the landlord’sconsent to conduct alterations. It may be necessary to pay a service charge towards the upkeep of the communal areas where the house is part of an estate. Your lawyer will appraise you on the various issues.
I purchased a garden flat in Chelmsford, conveyancing having been completed 5 years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Chelmsford with an extended lease are worth £211,000. The ground rent is £45 levied per year. The lease expires on 21st October 2087
You have 67 years unexpired we estimate the premium for your lease extension to span between £10,500 and £12,000 as well as costs.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.