I am purchasing a house mortgage free in Essex. I have lived for the previous Seventeen years in Essex. Conveyancing searches are a lot of money. Given that I have knowledge of the road and vicinity very well must I have all the conveyancing searches?
Provided that you do not need a mortgage, then all but one or two of the Essex conveyancing searches are at your discretion. Your conveyancer will 'advise', no-doubt strongly, that you should have searches done, but he has a professional duty to take that path of advice. Do bear in mind; if you are going to sell the house at a future date, it will be of importance to your future buyer what the searches disclose. On occasion houses with functional issues can still throw up detrimental search results. A competent conveyancing solicitor in Essex should be able to give you some constructive guidance in this regard.
Over the last few months I have been searching for a ground for flat up to £195,000 and found one round the corner in Essex I like with open areas and station in the vicinity, however it's only got 49 years on the lease. I can't really find anything else in Essex suitable, so just wondered if I would be making a grave error acquiring a short lease?
If you need a mortgage the shortness of the lease will be a potential deal breaker. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
We're first time buyers - agreed a price, yet the property agent advised that the vendor will only go ahead if we use their recommended lawyers as they need an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer who is familiar with conveyancing in Essex
We suspect that the owner is not behind this demand. Should the owner desire ‘a quick sale', alienating a genuine buyer is likely to cause more damage than good. Bypass the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are unencumbered (d) you intend to proceed fast (e)but you intend to instruct your own,trusted Essex conveyancing firm - rather thanthose that will provide the negotiator at the agency a kickback or hit his conveyancing thresholds pre-set by HQ.
Can you provide any top tips for leasehold conveyancing in Essex from the perspective of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Essex can be reduced where you get in touch lawyers the minute you market your property and ask them to put together the leasehold information which will be required by the buyers’ conveyancers. In the event that you altered the property did you need the Landlord’s permission? In particular have you laid down wooden flooring? Most leases in Essex state that internal structural alterations or addition of wooden flooring calls for a licence issued by the Landlord approving such alterations. If you fail to have the paperwork in place you should not communicate with the landlord without contacting your conveyancer first. If you have the benefit of shareholding in the Management Company, you should make sure that you are holding the original share certificate. Obtaining a new share certificate is often a lengthy formality and delays many a Essex conveyancing deal. Where a duplicate share is needed, do contact the company director and secretary or managing agents (where relevant) for this sooner rather than later. You believe that you know the number of years left on your lease but it would be wise to verify this by asking your lawyers. A buyer’s conveyancer will not be happy to advise their client to to exchange contracts if the lease term is under 80 years. It is therefore important at an as soon as possible that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. Many freeholders or managing agents in Essex charge for providing management packs for a leasehold premises. You or your lawyers should enquire as to the actual amount of the charges. The management information sought on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Essex.
I own a 1 bedroom flat in Essex, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Equivalent flats in Essex with a long lease are worth £185,000. The ground rent is £65 invoiced every year. The lease comes to an end on 21st October 2081
With only 60 years left to run the likely cost is going to span between £20,000 and £23,000 plus legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.
Our sealed bid on semi in Essex has been accepted, but there is a chain. The owners have offered on a property, however it’s not yet agreed to, and are looking at other apartments in the pipeline. I have chosen a nearby conveyancing lawyer in Essex. What should be my next step? At what point do I apply for the mortgage with TSB?
It is standard to have concerns where there is an associated chain given your reluctance to incur costs too early (mortgage application is approx one thousand pounds, then valuation, Essex conveyancing search fees, etc). First, you should ensure that your conveyancing practitioner is on the TSB conveyancing panel. Concerning the next steps this very much dictated by the circumstances of your case, desire for the property and on the state of the market. During a hot market the majority of buyers would apply for the mortgage with TSB and pay for the survey and only if it was satisfactory would they pay their conveyancer to press on with searches.