I am due to exchange on the purchase of a property in Braintree but as a result of damage from some water damage at the property I have was able negotiate compensation from the current proprietors in the sum of six thousand pounds in the form of a reduction in the price. This was going to be dealt with as part of amending the contract yet Santander are not allowing this. Should they have been involved?
The conveyancer being on the Santander conveyancing panel is obliged to inform Santander of any variations to the sale price. If you were to refuse your conveyancing practitioner to notify the reduction to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new conveyancer for your conveyancing in Braintree.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Braintree?
There are two types of lawyers who can do conveyancing in Braintree namely licenced conveyancers or solicitors. The two can provide conveyancing services that required to complete the sale or purchase of property. Both are duty bound to handle Braintree conveyancing on similar quality and guidelines so you can be sure that your conveyancing will be professionally carried out and that all necessary procedures should be accurately attended to.
I am assisting my step-mother sell her property in Braintree. Will the conveyancing solicitor arrange an energy assessment or it is for me to see to?
Following the abolition of Home Packs, energy assessments was left as a mandatory part of selling a property. An energy assessment should be to hand prior to the property being marketed. This is not something that law firms normally arrange. If you are instructing a Braintree conveyancing practitioner they may be willing to arrange energy assessments given their relationships with reputable local energy assessors
We expect to receive a OIP from Kent Reliance this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Braintree solicitors on the Kent Reliance conveyancing panel, or is it better to go independently?
You will need to appoint Braintree solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
I require quick conveyancing in Braintree as I am faced with pressure to complete inside 2 weeks. Fortunately I do not need a mortgage. Is it possible to escape the need for conveyancing searches to save fees and time?
As you are are a cash buyer you have the choice not to do searches although no solicitor would recommend that you don't. With plenty of history conveyancing in Braintree the following are instances of what can be revealed and adversely affect the marketability of the property: Enforcement Notices, Outstanding Charges, Overdue Grants, Railway Schemes,...
I'm remortgaging my existing property to a BTL mortgage with Virgin Money and intend to use the remaining equity towards another property. The neighborhood we are talking about is Braintree. Will your solicitors be able to act for both sets of lenders and link together the two deals?
Do use our search tool on this page to check that the conveyancers are approved by both banks. On the basis that they are the lawyer should be able to simultaneously deal with the two conveyancing matters but you should talk with you solicitor and specify your expectations and needs.
I only have 62 years unexpired on my flat in Braintree. I now wish to extend my lease but my freeholder is absent. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to prove that you have used your best endeavours to track down the freeholder. On the whole an enquiry agent should be useful to carry out a search and to produce an expert document to be accepted by the court as proof that the landlord can not be located. It is wise to seek advice from a property lawyer in relation to proving the landlord’s absence and the application to the County Court overseeing Braintree.
I bought a ground floor flat in Braintree, conveyancing was carried out February 2002. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Braintree with an extended lease are worth £201,000. The ground rent is £45 levied per year. The lease comes to an end on 21st October 2085
With 65 years left to run we estimate the premium for your lease extension to be between £13,300 and £15,400 as well as legals.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.
I am looking to buy a house and need a conveyancing solicitor in Braintree who is on the lender solicitor panel. Could you point me in the right direction as regards a Braintree solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the bank who conduct conveyancing in Braintree. We dont recommend any particular solicitor.