Completed the sale of my flat in Witham last November but my buyer keeps telephoning me complaining that his conveyancer needs to hear from mine. What should have happened now that I have sold?

Following your disposal your solicitor should send the transfer deeds and all supplemental paperwork to the buyer’s lawyers. If applicable, your conveyancer must also send confirmation that the mortgage has been paid off to the buyers conveyancers. There is unlikely to be post completion tasks just for conveyancing in Witham.

I am helping my niece sell her property in Witham. Does the conveyancer order the EPC or it is for me to see to?

After the abolition of Home Packs, energy assessments was left as a compulsory element of selling a property. An EPC must be commissioned prior to the property being advertised. It is not as aspect of the sale process that conveyancers normally organise. If you are instructing a Witham conveyancing practitioner they may help arrange EPC’s given their contacts with long established local accredited person

Last month we had a mortgage agreed in principle with Lloyds. Witham conveyancing solicitors have been selected. How long does it take for Lloyds to forward the offer to the conveyancer?

There is no definitive answer here. Have Lloyds completed the survey? Have you informed Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am selling my apartment. I had a double glazing fitted in October 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Co-operative are being difficult. The Witham solicitor who is on the Co-operative conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?

It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I require fast conveyancing in Witham as I am under a deadline to exchange contracts in less than one month. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save fees and time?

If.Given you are not getting a home loan you have the choice not to have searches conducted although no solicitor would recommend that you don't. Drawing on our experience of conveyancing in Witham the following are instances of what can be revealed and therefore affect future mortgageability: Enforcement Notices, Outstanding Fees, Overdue Grants, Railway Schemes,...

I am purchasing a new build house in Witham with a loan from Accord Mortgages Ltd. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not inform my conveyancer about the deal as it may put at risk my mortgage with Accord Mortgages Ltd. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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.

I am in need of some leasehold conveyancing in Witham. Before I get started I would like to find out the unexpired term of the lease.

If the lease is registered - and most are in Witham - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Witham Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing

Who takes charge for maintaining and repairing the block? Are there any major works anticipated that will likely increase the service costs? You should be aware if it is less than 80 years it will impact the value of the property. Check with your lender 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 you need to have some idea of what this would cost. For most Withamlease extensions you would be be obliged to have been the owner of the property for 24 months in order to be eligible to exercise a lease extension.