Forgive me if this question is silly but I am wet behind the ears as FTB of a ground floor flat in Southend On Sea. Do I pick up the keys to the premises on completion from my solicitor? If so, I will instruct a High Street conveyancing solicitor in Southend On Sea?
On the day of completion you will not be required to attend the conveyancers office in Southend On Sea. Conveyancing lawyers for you will transfer the purchase money to the owner’s lawyers, and once they have received this, you will be invited to collect the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
I am expecting a AIP from HSBC this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do HSBC recommend any Southend On Sea solicitors on the HSBC conveyancing panel, or is it better to go independently?
You will need to appoint Southend On Sea solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
I recently had an offer accepted on a house in Southend On Sea. My mortgage broker suggested a property lawyer. I paid an on account payment of £175. Not long after, the conveyancing practitioner contacted me embarrassingly acknowledging that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Southend On Sea. Conveyancing is a frightening process 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 conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Southend On Sea
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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. There must be mutual enforceability of lessee’s covenants. 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 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 am looking for a leasehold apartment up to £195,000 and found one round the corner in Southend On Sea I like with a park and railway links in the vicinity, however it only has 51 years on the lease. I can't really find anything else in Southend On Sea in this price bracket, so just wondered if I would be making a grave error buying a short lease?
If you need a home loan the remaining unexpired lease term will likely be problematic. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of 2 years you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.
In searching the web for the term on line conveyancing in Southend On Sea it brings up many property lawyerslocally. With so much choice what is the best way to find the right conveyancing solicitor for me?
The preferential way of seeking a suitable conveyancer is via personal recommendation, so seek the guidance of colleagues and relatives who have purchased a property in Southend On Sea or the local estate agent or financial adviser. Fees for conveyancing in Southend On Sea differ, so it's advisable to obtain at least three fee calculations from varying types of conveyancers. Dont forget to clarify what costs in the quote includes.
I am a negotiator for a reputable estate agent office in Southend On Sea where we see a few leasehold sales jeopardised due to short leases. I have been given conflicting advice from local Southend On Sea conveyancing firms. Please can you confirm whether the vendor of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Leasehold Conveyancing in Southend On Sea - A selection of Queries before buying
How is the lease structured? Be sure to investigate if the the lease contains any adverse restrictions in the lease. For example it is very common in Southend On Sea leases that pets are not permitted in in a block in Southend On Sea. If you like the propertyin Southend On Sea but your dog is not allowed to make the move with you then you have a very hard choice. How much is the service charge and ground rent on the flat?