We are about to exchange buying a house in Epping but as a consequence of wreckage from the recent storms I have managed to agree recompense from the owner of three thousand pounds by way of a adjustment in the price. This was going to be addressed as part of a side agreement yet HSBC are not allowing this. Should they have been approached?
The conveyancing practitioner that is on a HSBC conveyancing panel is duty bound to advise HSBC of any amendments to the purchase price. If you were to refuse your conveyancer to disclose the reduction to HSBC then they would have to discontinue acting for you. In addition, HSBC and you would have to appoint a new solicitor for your conveyancing in Epping.
It is 10 years ago since I bought my home in Epping. Conveyancing lawyers have just been instructed on the sale but I can't track down the title deeds. Will this jeopardise the sale?
You need not be too concerned. First the deeds may be with the mortgage company or they could be archived with the conveyancers who acted in your purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. The vast majority of conveyancing in Epping involves registered property but in the rare situation where your property is not registered it adds to the complexity but is not insurmountable.
My lawyer has informed me that chancel insurance is required on my purchase. What is the level of cover for Epping conveyancing?
The right level of chancel indemnity insurance depends on who your lender is. It would differ for example between Barclays and The Royal Bank of Scotland. Conveyancing practitioners as opposed to borrowers take out such policies.
We have a mortgage agreed in principle with UBS. Epping conveyancing lawyers are chosen. How long does it take for UBS to send the offer to the property lawyer?
There is no definitive answer here. Have UBS completed the survey? Have you advised UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have decided to exercise my right to buy my property in Epping off the council. I have a mortgage offer with TSB. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
I need some fast conveyancing in Epping as I have a deadline to complete in less than 4 weeks. Fortunately I do not require a mortgage. Is it possible to escape the need for conveyancing searches to save fees and time?
As you are not getting a mortgage you are at liberty not to do searches although no conveyancer would suggest that you don't. Drawing on years of experience of conveyancing in Epping the following are instances of what can arise and therefore impact market value: Refused Planning Applications, Overdue Charges, Outstanding Grants, Road Schemes,...
I have todayfound out that Action Conveyancing have closed. They conducted my conveyancing in Epping for a purchase of a leasehold flat 12 months ago. How can I be sure that my home is not still registered in the name of the former proprietor?
The easiest method to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Epping conveyancing specialists.
I have been on the look out for a leasehold apartment up to £245,000 and identified one round the corner in Epping I like with a park and station in the vicinity, the downside is that it's only got 52 remaining years left on the lease. There is not much else in Epping for this price, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a home loan the remaining unexpired lease term may be problematic. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.