Forgive me if this question is silly but I am unexperienced as FTB of a garden flat in Colchester. Do I pick up the keys to the property on the completion date from my lawyer? If this is the case, I will instruct a local conveyancing solicitor in Colchester?
On the day of completion you do not need to go to the conveyancers office in Colchester. Your solicitors will electronically transfer the completion advance to the seller's conveyancers, and once they have received this, you should be invited to receive the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.
Can I be sure that the Colchester conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Colchester obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer carrying out your transaction.
I currently have a mortgage with HSBC for my property in Colchester. Conveyancing was finalised some time ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform HSBC?
Your original mortgage agreement with HSBC will provide that you need their approval prior to letting out your property as this is likely to be a breach of HSBC’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. You need not do this via a HSBC conveyancing panel lawyer.
Will commercial conveyancing searches reveal proposed roadworks that could impact a commercial premises in Colchester?
Many commercial conveyancing solicitors in Colchester will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Colchester. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Colchester.
For every commercial conveyancing transaction in Colchester it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Colchester commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Colchester.
It has been 2 months following my purchase conveyancing in Colchester completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the encouragement of my in-laws I had a survey completed on a house in Colchester before retaining lawyers. I have been advised that there is a flying freehold aspect to the property. Our surveyor advised that some lenders may refuse to grant a loan on this type of home.
It depends who your proposed lender is. HSBC has different requirements for example to Halifax. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Colchester. Conveyancing may be slightly more expensive based on your lender's requirements.
I wish to let out my leasehold flat in Colchester. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?
A small minority of properties in Colchester do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
Leasehold Conveyancing in Colchester - A selection of Questions you should consider Prior to buying
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You should want to find out as much as you can about the managing agents as they can either make living at the property much easier or much more difficult. As the proprietor of a leasehold property you are often in the clutches of the managing agents from a financial perspective and when it comes to daily matters such as the upkeep of the common parts. You should not be afraid to ask other tenants if they are happy with them. Finally, be sure you know the dates that you are obliged pay the maintenance charge to the managing agents and precisely what it includes. For many Colchester leaseholds the cost for major works tend not to be included within maintenance charges, albeit that a few managing agents in Colchester require tenants to pay into a sinking fund created for the specific purpose of building a fund for larger repairs or maintenance. How many years remain on the lease?
I need to review quotes for conveyancing in Colchester from numerous conveyancing practitioner and choose one. Do I tell them to hold tight until I have found somewhere to acquire.
We would recommend that you only request your conveyancing practitioner to start work and submit searches after the sales confirmation has been sent by the selling agent especially as Colchester conveyancing searches are a couple of hundred pounds.