My wife and I are due to exchange on the purchase of a property in Essex but as a consequence of damage from a small fire at the property I have was able negotiate reparation from the seller in the sum of £2k taking the form of a adjustment in the price. I had intended this to be dealt with as part of the conveyancing process yet RBS will not agree to this. Should they have been approached?
Your conveyancing practitioner being on the RBS approved list is required to advise RBS of any changes to the sale price. If you prohibit your conveyancing practitioner to disclose the reduction to RBS then they would have to discontinue acting for you. In addition, RBS and you would have to appoint a new solicitor for your conveyancing in Essex.
What is the first thing I need to know regarding purchase conveyancing in Essex?
You may not hear this from too many lawyers but conveyancing in Essex or throughout England and Wales is an adversarial process. Put another way, when it comes to conveyancing there is an abundance of room for friction between you and others involved in the ownership transfer. For instance, the vendor, selling agent and even potentially a lender. Appointing a lawyer for your conveyancing in Essex should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the transaction whose interest is to look after your legal interests and to keep you safe.
Sometimes a potential adversary will attempt to persuade you that you should follow their advice. For instance, the property agent may claim to be assisting by claiming that your conveyancer is dragging his heels. Or your financial adviser may tell you to do take action that is contrary to your solicitors advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
A relative recommended that where I am purchasing in Essex 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 included in the estimate for your Essex conveyancing searches. It is not a small document of more than thirty pages, listing and setting out important information about Essex around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Essex Education with maps and statistics, Local Amenities and other useful information concerning Essex.
Have completed on a a terraced house in Essex , What is the estimated time for the Land Registry to register the transfer to my name? My Essex conveyancing solicitor works at snail pace, so I want to be certain the registration is addressed.
As far as conveyancing in Essex is concerned, registration is no faster or slower than anywhere else in the country. Rather than based on location, timeframes can differ according to who lodges the application, whether it is in order and if the Land registry must send notices to any 3rd parties. Currently approximately three quarters of such applications are completed in less than three weeks but occasionally there can be protracted hold-ups. Registration is effected after the new owner has moved in to the property thus 'speed' is not always an essential issue yet if it is urgent that the the registration takes place urgently then you or your solicitor could speak with the land registry and explain the circumstances.
How does conveyancing in Essex differ for newly converted properties?
Most buyers of new build or newly converted property in Essex contact us having been asked by the builder to sign contracts and commit to the purchase even before the residence is constructed. This is because new home sellers in Essex usually purchase the land, 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.