I happen to be the only beneficiary of my late father’s will with all property in now in my sole name, including the my former home in Braintree. The Braintree property was put into my name in March. I plan to dispose of the property. I do know about the CML six month 'rule', meaning my proprietorship may be regarded the same way as though I had purchased the property in March. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. many lenders would take a practical view as this obligation principally exists to pick up on the purchase and immediately sell or the quick reselling of properties.
My fiancee and I are in the process of viewing apartments in Braintree and I am about to put in an offer. Is it premature to have a solicitor in place? I intend to finance via a mortgage with Lloyds.
It would be sensible to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. As you are seeking a mortgage with Lloyds, make sure you remember to check that your lawyer is on the Lloyds conveyancing panel.
I can not fathom if my bank requires a lease extension. I have called into my local Braintree bank branch on a couple of occasions and was advised it wasn't an issue and they will lend. My Braintree conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend in accordance with their published requirements. Who do I believe?
As long as the conveyancer is on the mortgage company approved list, they must follow the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I require fast conveyancing in Braintree as I am faced with a deadline to sign on the dotted line within one month. A home loan is not required. Can I escape the need for conveyancing searches to save fees and time?
As you are are a cash purchaser you are at free not to have searches conducted although no lawyer would recommend that you don't. Drawing on our experience of conveyancing in Braintree the following are instances of what can be revealed and therefore impact future saleability: Refused Planning Applications, Outstanding Charges, Overdue Grants, Unadopted Roads,...
I used Arc property Solicitors a few years past for my conveyancing in Braintree. Now, I need the documents but cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Braintree of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
We're new on the property ladder - had an offer accepted, yet the selling agent has warned us that the seller will only proceed if we appoint their chosen conveyancers as they want an ‘expedited deal’. We would rather use a high street solicitor accustomed to conveyancing in Braintree
It is highly unlikely the sellers are behind this. Should the vendor require ‘a quick sale', taking such a hostile approach to a serious purchaser is likely to cause more damage than good. Speak to the vendors direct and make the point that (a)you are serious purchasers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you will continue to use your preferred Braintree conveyancing firm - not the ones that will earn the negotiator at the agency a referral fee or achieve conveyancing figures demanded by head office.
Estate agents have just been given the go-ahead to market my garden flat in Braintree. Conveyancing has not commenced, however I have just had a quarterly maintenance charge invoice – what should I do?
It best that you pay the service charge as you normally would given that all ground rent and maintenance payments will be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I purchased a split level flat in Braintree, conveyancing formalities finalised in 2007. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Braintree with a long lease are worth £179,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease expires on 21st October 2081
With 57 years remaining on your lease we estimate the price of your lease extension to be between £26,600 and £30,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.
My in 2005. He has since got married, divorced and is now remarried. He will be marketing the property in a few months. I believe he will simply be need to provide a copy of the marriage certificates to the solicitor however he is concerned it could hold up the conveyancing. Is it worth updating the title documents for the house?
The is no need to bring up to date the register on the basis that you have the evidence required to demonstrate how the name change occurred.
Any purchaser’s conveyancer should check the land registry details and need evidence by way of proof of the change of name for example marriage documentation.