In the event thatI were to acquire a simple residential housein Essex mortgage fee and dispense with a survey and no local authority searches how much should I expect to to save on my conveyancing in Essex?
Any savings you would gain will be limited to the costs for searches. Your conveyancing practitioner still got to do everything else - money laundering, correspond with your vendors conveyancer, stamp duty submission, register the ownership etc. You might save a bit for them not having to register a charge but it will not be meaningful.
My wife and I purchasing a 4 bedroom semi-detached house in Essex. We would like to convert the garage to a playroom at the property.Will the conveyancing process include checks to ascertain if these works are prohibited?
Your conveyancer should check the deeds as conveyancing in Essex can sometimes identify restrictions in the title documents which prevent certain alterations or require the consent of another owner. Many extensions require local authority planning permissions and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these things with a surveyor prior to committing yourself to a purchase.
Can I be sure that the Essex conveyancing solicitor on the Bank of Ireland panel is any good?
When it comes to conveyancing in Essex obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer handling your conveyancing.
I am due to exchange contracts on my apartment. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Bank of Ireland are being difficult. The Essex solicitor who is on the Bank of Ireland conveyancing panel is recommending indemnity insurance as a solution but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Are there restrictive covenants that are commonly identified during conveyancing in Essex?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Essex. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I need to appoint a conveyancing solicitor for some conveyancing in Essex. I've land on a web site which appears to be the perfect solution If there is a chance to get all the legals done via web that would be preferable. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Harry (my fiance) and I may need to rent out our Essex ground floor flat for a while due to a new job. We used a Essex conveyancing firm in 2003 but they have since shut and we did not have the foresight to seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
The lease governs relations between the freeholder and you the flat owner; specifically, it will indicate if subletting is banned, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is allowed. Most leases in Essex do not contain an absolute prevention of subletting – such a provision would adversely affect the market value the property. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.
I invested in buying a basement flat in Essex, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Essex with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 levied per year. The lease terminates on 21st October 2082
With 60 years remaining on your lease the likely cost is going to span between £20,000 and £23,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.