My wife and I are buying a apartment in Shenfield. It might be a silly question but how we can trust a conveyancer? On the day of competition we will need to send funds into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
If you had a top tip for choosing a conveyancing solicitor in Shenfield what would it be?
Do not opt for the cheapest Shenfield conveyancing fees. You really do get what you pay for when it comes to property lawyers. 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 know exactly what you’ll have to pay in ahead of the deal.
My lawyer has informed me that chancel insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Shenfield?
The appropriate level of chancel indemnity insurance depends on who your lender is. It would differ for example between Lloyds TSB Bank and Chelsea Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.
Just acquired a detached house in Shenfield , What is the estimated time for the Land Registry to record my title? My Shenfield conveyancing solicitor has been very slow, so I want to be certain that my name is registered.
There is nothing unique when it comes to conveyancing in Shenfield registration formalities. Rather than based on location, timescales can differ according to the party submitting the application, whether there are errors and if the Land registry communicate with any interested persons or bodies. At present in the region of 80% of submission are fully dealt with within 12 days but some can be subject to extensive delays. Historically registration is effected after the new owner is living at the premises so post completion formalities is not typically top priority but where there is a degree of urgency associated with the registration then you or your solicitor can contact the land registry and explain the circumstances.
I'm purchasing a new build house in Shenfield with a loan from HSBC Bank. The builders refused to move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not to tell my conveyancer about this deal as it may adversely affect my loan with HSBC Bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the guidance of my in-laws I had a survey completed on a property in Shenfield in advance of retaining lawyers. I have been informed that there is a flying freehold element to the house. My surveyor advised that some banks may refuse to grant a mortgage on this type of home.
It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. Should you wish to call us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Shenfield. Conveyancing may be slightly more expensive based on your lender's requirements.
Should local authority consent be needed to change a single dwelling into a couple of flats in Shenfield? This has taken place to a property adjacent to a relative in Shenfield and was unaware of the conversion until it was complete.
Planning permission is needed for splitting a single house in Shenfield into apartments but probably not for converting back to single dwelling-house so, in answer to your query, yes,a it is required.