Are all Braintree Conveyancing Quality Solicitors on the RBS conveyancing list of approved practices?
It is true that some banks and building societies now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
is it true that all Braintree solicitors on the Nottingham conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Nottingham conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many lenders do permit licenced conveyancers on their panel and in that case the firms would be overseen by the CLC.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Braintree solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Braintree postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Braintree.
Despite weeks of looking the Title Certificate and documents to our house are lost. The lawyers who did the conveyancing in Braintree 10 years ago no longer exist. Will I be able to sell the house?
Gone are the days when you need to have the physical original deeds to prove you are the registered proprietor of land or property, given that the Land Registry hold details of all registered land or property electronically.
I'm purchasing a new build house in Braintree with a mortgage from Yorkshire Building Society. The sellers would not move on the amount so I negotiated £7000 of extras instead. The property agent advised me not disclose to my conveyancer about the side-deal as it could adversely affect my loan with the lender. 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.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Braintree is where the house is located. Is there any guidance you can give?
Flying freeholds in Braintree are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Braintree you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Braintree may decide 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 premises.
What are your top tips when it comes to choosing a Braintree conveyancing firm to carry out our lease extension conveyancing?
When appointing a solicitor for lease extension works (regardless if they are a Braintree conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with several firms including non Braintree conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be useful:
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Can they put you in touch with clients in Braintree who can give a testimonial? How familiar is the firm with lease extension legislation?
Leasehold Conveyancing in Braintree - Sample of Queries Prior to Purchasing
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How many of the leaseholders are in arrears for their maintenance charge payments? The majority of Braintree leasehold properties will incur a service charge for maintenance of the building set on behalf of the management company. If you acquire the apartment you will have to meet this charge, normally in instalments accross the year. This can vary from a couple of hundred pounds to thousands of pounds for bigger purpose-built blocks. There will also be a ground rent to be met yearly, normally this is not a large sum, say about £25-£75 but you should to enquire as sometimes it could be surprisingly expensive. Is anyone aware of any major works in the planning that will likely increase the service charges?
I see that you have a search directory identifying solicitors on the bank conveyancing panel. Do Braintree conveyancing companies pay you a commission if I retain them for my conveyancing?
We are a listing service only for law firms wishing to communicate if they are on the lender conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Braintree.