Is there a reason to instruct a Shenfield conveyancing practice when web based conveyancers are more affordable?

Its a good idea to scrutinise conveyancing costs in Shenfield and you should seek a reasonable quote but don’t become consumed with searching for the cheapest Shenfield conveyancer. Finding the right conveyancer can mark the distinction between a seamless and a frustrating move. It is important that you ensure that you have expert advice from a specialist lawyer. Emails can't take the place of a phone call and are no substitute for a face to face meeting. Our partner firms will find you a qualified and experienced conveyancing solicitor who can handle your conveyancing from from the outset to completion, giving the sort of continuity that you are unlikely to received from an web based conveyancer. He or She will contact you regularly to update you as to any developments making sure that you are ensuring that you are updated at regular intervals. Should it ever be necessary to call the firm you will be sure who you need to speak to and they will be sure you are in the know.

Our conveyancer has uncovered a a problem with the lease for the flat we are purchasing in Shenfield. The other side have suggested title insurance as a solution. We are happy with insurance and will cover the costs. Our property lawyer says that he must ensure that the mortgage company is content with this solution. Are we the client or is the bank?

Even though you have a mortgage offer from the bank does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook requirements. You and the bank are the client. The appropriate lender conditions must be adhered to.

I just acquired a flat at auction in Shenfield. Conveyancing is needed. What happens now?

Given that you have now legally committed yourself to purchase you will need to hire the services of a conveyancing lawyer soon as you are facing a fast approaching deadline in which to complete the conveyancing. An auction property will ordinarily have a bespoke auction set of papers. This will likely include the copy title deeds, local authority and drainage searches. In the case of leasehold property the legal papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You should give this to the solicitor instructed by you as soon as possible. You also need to ensure that that you have the requisite funding in place to complete the transaction on the set completion date.

Please help - my lawyer says that breach of easement insurance is required on my purchase. What is the level of cover for Shenfield conveyancing?

The appropriate level of breach of easement indemnity insurance depends on who your lender is. It would differ for example between Accord Mortgages Ltd and Skipton Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.

I have paid off my mortgage with UBS. I assume I don't need a Shenfield lawyer on the UBS panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where UBS has sent the Land Registry the discharge electronically, and
3. UBS has instructed the Land Registry to do so

I am buying a new build apartment in Shenfield. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Shenfield

Please supply a car parking plan. 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. There must be mutual enforceability of lessee’s covenants. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

I am attracted to a two maisonettes in Shenfield both have in the region of 50 years left on the leases. Do I need to be concerned?

There are no two ways about it. A leasehold apartment in Shenfield is a wasting asset as a result of the reducing lease term. The closer the lease gets to its expiry date, the more it adversely affects the marketability of the property. For most buyers and mortgage companies, leases with under eighty years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Shenfield conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

Shenfield Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to buying

Generally speaking the cost for major works are not built into the maintenance charges, although some managing agents in Shenfield ask tenants to pay into a reserve fund created for the specific intention of building a fund for major works. Be sure to investigate if the the lease contains any onerous restrictions in the lease. By way of example some leases prohibit pets being permitted in certain buildings in Shenfield. If you like the propertyin Shenfield yet your dog is not allowed to make the move with you then you have a very hard decision. If a Shenfield lease has less than 80 years it will have adverse implications on the marketability of the flat. Check with your mortgage company that they are willing to lend given the lease term. A short lease means that you will probably have to extend the lease sooner rather than later and it is worth finding out how much this would cost. Remember, in most cases you would be required to have owned the property for 24 months in order to be legally able to carry out a lease extension.