There are a variety of conveyancing solicitors in Manningtree but how do I know who's good?

We would encourage you not to base your choice on the cheapest Manningtree conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

My husband and I are at the point of viewing apartments in Manningtree and I am now considering a potential offer. Is it sensible to have my property lawyer on ‘stand by’? I will be getting a home loan with Leeds Building Society.

You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. As you are seeking a mortgage with Leeds Building Society, ask your prospective lawyers if they are on the Leeds Building Society conveyancing panel otherwise they can't do the mortgage legal work.

Nottingham have agreed my mortgage in principle, my offer on a house in Manningtree has been accepted, what happens next?

Your estate agent will wish to know who your solicitors are (be sure the lawyers are on the bank’s approved list). Telephone Nottingham or your financial adviser and finalise any outstanding documentation. Nottingham will appoint a valuer who will get in contact with the estate agent or vendor to arrange an appointment. Once carried out (assuming no problems) it takes approximately a week to get a mortgage offer. Nottingham will issue the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Manningtree.

Should our lawyer be raising questions regarding flooding during the conveyancing in Manningtree.

Flooding is a growing risk for solicitors carrying out conveyancing in Manningtree. Some people will purchase a property in Manningtree, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Lawyers are not best placed to impart advice on flood risk, but there are a various checks that can be carried out by the buyer or by their solicitors which will figure out the risks in Manningtree. The conventional set of property information forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the seller to determine if the property has suffered from flooding. If the property has been flooded in past and is not notified by the vendor, then a purchaser may bring a compensation claim resulting from an incorrect answer. A buyer’s solicitors may also carry out an environmental search. This should reveal if there is any known flood risk. If so, more detailed inquiries will need to be made.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Manningtree. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Manningtree

Please confirm the Lease plans are surveyor prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

I opted to have a survey done on a house in Manningtree in advance of instructing solicitors. I have been told that there is a flying freehold element to the property. My surveyor has said that some banks tend refuse to grant a loan on such a premises.

It varies from the lender to lender. HSBC has different requirements for example to Halifax. Should you wish to telephone us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Manningtree. Conveyancing may be slightly more expensive based on your lender's requirements.

I today plan to offer on a house that seems to tick a lot of boxes, at a great figure which is making it more attractive. I have since been informed that the title is leasehold as opposed to freehold. I would have thought that there are issues purchasing a leasehold house in Manningtree. Conveyancing lawyers have are soon to be instructed. Will they explain the issues?

Most houses in Manningtree are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can help the conveyancing process. It is clear that you are buying in Manningtree so you should seriously consider shopping around for a Manningtree conveyancing practitioner and check that they are used to transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a lessee you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as requiring the landlord’spermission to carry out alterations. You may also be required to pay a service charge towards the maintenance of the communal areas where the house is part of an estate. Your conveyancer will advise you fully on all the issues.

I bought a split level flat in Manningtree, conveyancing formalities finalised February 1999. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Manningtree with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 per annum. The lease ends on 21st October 2088

You have 64 years remaining on your lease we estimate the price of your lease extension to span between £15,200 and £17,600 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.