Should my lawyer be raising questions concerning flooding during the conveyancing in Brentwood.
Flooding is a growing risk for lawyers conducting conveyancing in Brentwood. There are those who buy a house in Brentwood, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Solicitors are not best placed to offer advice on flood risk, but there are a various searches that can be initiated by the buyer or by their lawyers which can figure out the risks in Brentwood. The conventional set of completed inquiry forms given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the vendor to find out whether the premises has ever been flooded. If flooding has previously occurred and is not revealed by the vendor, then a buyer could bring a claim for damages stemming from an inaccurate reply. A buyer’s conveyancers should also carry out an enviro search. This will indicate whether there is a recorded flood risk. If so, further inquiries should be conducted.
I moved into my home on 9 July and the transaction details is not yet registered. Should I be concerned? My conveyancing solicitor in Brentwood said it would be recorded inside ten days. Are properties in Brentwood particularly slow to register?
As far as conveyancing in Brentwood is concerned, registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timescales can adjust depending on who lodges the application, whether it is in order and whether the Land registry need to notify any interested persons or bodies. Currently roughly 80% of submission are fully addressed within 12 days but occasionally there can be longer hold-ups. Historically registration is effected once the purchaser has moved in to the property therefore 'speed' is not usually an essential issue but where it is urgent that the the registration takes place urgently then you or your solicitor could communicate with the Registry to express the reasoning for an expedited registration.
I am purchasing a new build house in Brentwood with a mortgage from Britannia. The sellers would not reduce the amount so I negotiated 6k of extras instead. The property agent advised me not disclose to my solicitor about this extras as it could affect my mortgage with the lender. Is this normal?.
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 need to instruct a conveyancing solicitor for residential conveyancing in Brentwood. I've discover a web site which seems to have the ideal answer If it is possible to get all this stuff done via phone that would be ideal. Should I be wary? 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?
My wife and I purchased a leasehold house in Brentwood. Conveyancing and Britannia mortgage are in place. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1991. The conveyancing practitioner in Brentwood who previously acted has long since retired. Do I pay?
The first thing you should do is contact HMLR to be sure that this person is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Brentwood conveyancing lawyer to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I am the proprietor of a ground floor flat in Brentwood. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the premium due for a lease extension?
Most definitely. We are happy to put you in touch with a Brentwood conveyancing firm who can help.
An example of a Lease Extension decision for a Brentwood premises is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case affected 1 flat. The remaining number of years on the lease was 57.5 years.
Should I cancel my mortgage payments with Coventry BS once a completion date for my sale in Brentwood has been set?
You would be well advised to continue paying any mortgage payments to Coventry BS pending the mortgage being repaid from the proceeds of sale as part of your Brentwood conveyancing.