I am selling my apartment in Essex and the EA has just called to warn that the purchasers are swapping solicitor. The excuse is that the bank will only engage with property lawyers on their approved list. On what basis would a major mortgage company only deal with certain lawyers rather the firm that they want to select to handle their conveyancing in Essex ?
Banks have always had panels of law firms that can represent them, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Lenders point to the increase in fraud by way of justification for the pruning – 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 do not even realise 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.
Have completed on a a detached house in Essex , What is the estimated time for the Land Registry to record my title? My Essex conveyancing solicitor works at snail pace, so I want to be sure the registration is addressed.
There is nothing unique about conveyancing in Essex registration formalities. As opposed to being determined by geographic area, timescales can vary according to the party submitting the application, whether there are errors and whether the Land registry must send notices to any third persons or bodies. As of today approximately three quarters of submission are fully dealt with within 12 days but occasionally there can be longer delays. Registration is effected after the buyer has moved in to the premises so post completion formalities is not typically an essential issue yet if there is a degree of urgency associated with the registration then you or your conveyancer could contact the land registry and explain the circumstances.
How does conveyancing in Essex differ for newly converted properties?
Most buyers of new build residence in Essex approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is constructed. This is because new home sellers in Essex usually buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Essex or who has acted in the same development.
I have been on the look out for a flat up to £245,000 and found one round the corner in Essex I like with open areas and railway links in the vicinity, however it's only got 61 years on the lease. There is not much else in Essex suitable, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.
I need to appoint a conveyancing solicitor for leasehold conveyancing in Essex. I've stumble upon a site which appears to be the perfect answer If it is possible to get all this stuff done via web that would be ideal. Do I need to be wary? What should out be looking out for?
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?