Can I be sure that the Rochford conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Rochford seeking 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 which is cheap as chips. We would always suggest that you speak with the solicitor handling your conveyancing.
I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Rochford solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Rochford postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Rochford.
Leeds Building Society have agreed my mortgage in principle, my bid on a property in Rochford has been accepted, what happens next?
The property agent will wish to be advised as to your lawyer's details (ensure that the lawyers are on the bank’s panel). Telephone Leeds Building Society or your broker and finish off any appropriate forms. Leeds Building Society will instruct a valuer who will get in contact with the selling agent or owners to book a slot for the valuation to occur. Once carried out (assuming no problems) it takes on average a week for the mortgage offer to be issued. Leeds Building Society will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Rochford.
I have recentlybecome aware that Stirling Law have closed. They conducted my conveyancing in Rochford for a purchase of a leasehold flat 12 months ago. How can I check that my home is registered correctly in the name of the previous owner?
The easiest way to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Rochford conveyancing specialists.
In my capacity as executor for the estate of my grandmother I am selling a house in Newport but live in Rochford. My solicitor (approximately 300 miles from meneeds me to sign a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing lawyer in Rochford to attest this legal document for me?
strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are based in Rochford
I own a leasehold flat in Rochford. Conveyancing and Halifax mortgage went though with no issue. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1994. The conveyancing solicitor in Rochford who previously acted has long since retired. Any advice?
The first thing you should do is make enquiries of HMLR to be sure that this person is indeed the new freeholder. You do not need to instruct a Rochford conveyancing solicitor to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Rochford Conveyancing for Leasehold Flats - Examples of Questions you should consider before buying
The majority of Rochford leasehold properties will have a service bill for the upkeep of the block set on behalf of the management company. If you acquire the apartment you will have to meet this amount, usually periodically throughout the year. This can vary from several hundred pounds to thousands of pounds for bigger purpose-built buildings. In all probability there will be a rentcharge for you to pay yearly, ordinarily this is not a exorbitant figure, say about £50-£100 but you need to check it because sometimes it can be surprisingly expensive. This information is helpful as a) areas can result in problems for the building as the communal areas may start to deteriorate if services remain unpaid b) if the leasehold owners have an issue with the managing agents you will need to have full disclosure Its a good idea to find out as much as you can concerning the company managing the block as they will either make living at the property much simpler or uncomfortable. As the proprietor of a leasehold property you are frequently at the mercy of the managing agents both financially and when it comes to practical matters such as the cleanliness of the communal areas. You should not be afraid to ask other tenants whether they are happy with them. Finally, find out the dates that the service charges are due to the relevant party and specifically what you get for your money.
How does one remove a deceased person's details from the title deeds for a house in Rochford?
If a Rochford property is co-owned and one of the proprietors passes away, their name will not immediately be removed from the Land Registry title. You are not required to amend the title as when it comes to a disposal you would simply be required to supply proof as to the reason the co proprietor is not included in the contract, usually this takes the form of a grant of probate.
With a view to making things simpler in the future you may apply to have the deceased name erased from the title register by applying to the land registry with evidence of the death. There is no land registry fee payable.