I am looking for value for money conveyancer. Do I opt for an internet conveyancer rather than a high street Southend On Sea conveyancing solicitor?
Generally conveyancing solicitors in your neck of the woods will benefit from excellent alliances with your local authority, which could help with your Southend On Sea conveyancing searches that your lawyer will inevitably need. It can only be a plus if they have existing connections with the Land Registry overseeing your area Southend On Sea, other conveyancers in the location and Southend On Sea Estate Agents.
The owners have very assertive vendors who has suggested a preliminary contract with a deposit of 5k. Is it wise to enter into such agreements?
There are two primary concerns with signing a lock out agreement (occasionally termed an exclusivity agreement) is that it takes away the focus from moving forward with the conveyancing work, so in the absence of it needing limited or no negotiation then it could transpire to be unhelpful. It is not strongly advocated amongst Southend On Sea conveyancing solicitors for this reason. The other main issue is the extent of the remedies available - an aggrieved buyer should not expect to win injunctive relief to prevent the vendor completing the sale to an alternative purchaser, so the only remedy open via the contract will be the reimbursement of abortive charges and, in restricted circumstances, the extra payment of penalties.
I am considering applying for a Yorkshire BS mortgage for purchase of a newly converted (under development) in Southend On Sea with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Yorkshire BS ?
There is nothing to stop you using your solicitor, but Yorkshire BS will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
I am buying a terrace house in Southend On Sea. We would like to convert the garage to a playroom at the house.Will the conveyancing process include enquiries to see if these works are allowed?
Your solicitor will review the registered title as conveyancing in Southend On Sea will sometimes identify restrictions in the title documents which restrict categories of alterations or need the permission of another owner. Certain works need local authority planning consent and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
We previously appointed conveyancing lawyers locally in Southend On Sea on the Yorkshire BS solicitor approved list. They are now charging me a further sum for the legal aspects of the Yorkshire BS mortgage. Is this a supplemental conveyancing fee specified by Yorkshire BS?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your property lawyer can levy a fee for this. The charge is not dictated by Yorkshire BS but by your Southend On Sea lawyer. Plenty of firms on the Yorkshire BS panel will charge ’dealing with mortgage’ fee and others do not.
We have agreed to purchase a house in Southend On Sea. A rare aspect is that the roof has a solar panel. Co-operative have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Co-operative your lawyer must comply with the conveyancing instructions contained in Part two of UK Finance Lenders’ Handbook for Co-operative. The CML Handbook includes minimum provisions for solar panel roof-space leases, and solicitors are required to report to Co-operative where a lease does not meet these specifications. The requirements relate to the installation of panels on properties countrywide and is not restricted to Southend On Sea.
Due to the encouragement of my in-laws I had a survey completed on a property in Southend On Sea before retaining lawyers. I have been advised that there is a flying freehold element to the house. My surveyor advised that some lenders may refuse to issue a loan on a flying freehold property.
It varies from the lender to lender. HSBC has different requirements from Nationwide. Should you wish to call us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Southend On Sea. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Southend On Sea to see if the conveyancing will be more expensive.