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Find a Witham Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Witham? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Witham conveyancing at risk of delay or failure.

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Recently asked questions about conveyancing in Witham

I am due to move home in January. Will my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you recommend a removal company in Witham. Conveyancing lawyer was organised before I stumbled across your site.

On the day of completion you will need to pick up the house keys from the selling agent but this can only occur after the sellers solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be released. You will need to tell the removal company that you are ready to move in. We are not in a position to suggest a particular removal company but can assist you in locating a conveyancing in Witham or a lawyer with expertise in conveyancing in Witham.

We were going to get a AIP from Aldermore this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Aldermore recommend any Witham solicitors on the Aldermore conveyancing panel, or is it better to go independently?

You will need to appoint Witham solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.

I was told four weeks ago that my mortgage has been agreed to by Nottingham. Is it usual for Nottingham to only issue the offer once my solicitor in Witham is approved on their conveyancing panel? Nottingham have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nottingham to deal with your lawyer's application to be on the Nottingham conveyancing panel. There's no guarantee that your solicitor will be accepted.

How does conveyancing in Witham differ for new build properties?

Most buyers of new build or newly converted property in Witham approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is constructed. This is because developers in Witham typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Witham or who has acted in the same development.

Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a simple, chain free conveyancing. Witham is where the house is located. Can you offer any opinion?

Flying freeholds in Witham are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Witham you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Witham may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I need to appoint a conveyancing solicitor for sale conveyancing in Witham. I've stumble upon a web site which seems to have the ideal solution If there is a chance to get all this stuff completed via web that would be ideal. Should I be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Can you provide any advice for leasehold conveyancing in Witham from the point of view of expediting the sale process?

  • Much of the frustration in leasehold conveyancing in Witham can be bypassed where you get in touch lawyers as soon as you market your property and ask them to collate the leasehold documentation needed by the purchasers’ representatives.
  • You believe that you know the number of years remaining on your lease but it would be wise to verify this by asking your conveyancers. A purchaser's lawyer will not be happy to advise their client to to exchange contracts if the lease term is less than 80 years. In the circumstances it is important at an early stage that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. Many freeholders or Management Companies in Witham charge for providing management packs for a leasehold home. You or your lawyers should discover the fee that they propose to charge. The management pack sought as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Witham. If you have carried out any alterations to the premises would they have required Landlord’s permission? In particular have you laid down wooden flooring? Witham leases often stipulate that internal structural alterations or addition of wooden flooring necessitate a licence from the Landlord acquiescing to such changes. Where you fail to have the approvals in place do not communicate with the landlord without contacting your lawyer first. Some Witham leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers.

I bought a leasehold flat in Witham, conveyancing was carried out in 2002. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Witham with over 90 years remaining are worth £192,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease terminates on 21st October 2076

With just 54 years unexpired we estimate the price of your lease extension to range between £32,300 and £37,400 as well as professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.

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Find out more about how flying freehold can affect your the value of a property.