A mortgage offer from Santander for the remortgage of my 2 room apartment is coming by the end of next week. Are you able to suggest a low cost conveyancing lawyer in Grays?
You have come to the wrong site to search for a cheap conveyancing in Grays. Our aim is to provide affordable conveyancing but we do not advertise as being the cheapest. Avoid the trap of appointing companies teasing you with ninety nine pound conveyancing in Grays. Optimistically, in going for low cost conveyancing, you will get your money’s worth and at worst you will end up invoiced for additional fees and still not end up with the service expected.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Grays?
Two types of professional can do conveyancing in Grays namely licenced conveyancers or solicitors. Both professionals administer conveyancing services that you need to complete the disposal or purchase of property. Both are required to conduct Grays conveyancing to the same quality and guidelines so you can be safe in the knowledge that your conveyancing will be properly carried out and that all necessary procedures should be appropriately followed.
I currently have a mortgage with Santander for my property in Grays. Conveyancing has been completed 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Santander?
You must advise Santander before renting your property as this is likely to be a breach of Santander’s mortgage conditions. In many cases banks or building societies will permit you to let 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 Santander directly. You need not do this via a Santander conveyancing panel solicitor.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Grays solicitor - who is on the Clydesdale conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale 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 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 Grays postcode. As you are getting a mortgage with Clydesdale, you could contact them to see if they have a list of approved surveyors in Grays.
I have todaydiscovered that Stirling Law have been shut down. They conducted my conveyancing in Grays for a purchase of a freehold house 9 months ago. How can I establish that my home is registered correctly in the name of the former proprietor?
The easiest way to see if the property 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 Grays conveyancing specialists.
How does conveyancing in Grays differ for newly converted properties?
Most buyers of new build property in Grays contact us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is finished. This is because builders in Grays typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Grays or who has acted in the same development.
My husband and I are 14 days into a freehold purchase having been directed to conveyancers by the estate agent to carry out the conveyancing in Grays. We are not happy. Can you help me find new lawyers?
A conveyancer would have to be really bad to suggest replacing them. Has the loan offer been issued? In the event that it has you must make them aware of the new contact details and get the loan are re-issued. Your new conveyancer needs to be on the banks panel to avoid added costs and frustration. So that should be your first question of the new lawyers. Our search tool can help you find a bank approved lawyer for your conveyancing in Grays
I own a second floor flat in Grays. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the sum due for a lease extension?
You certainly can. We can put you in touch with a Grays conveyancing firm who can help.
An example of a Lease Extension case for a Grays residence is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case was in relation to 13 flats. The unexpired term as at the valuation date was 76 years.
In relation to leasehold conveyancing in Grays what are the most common lease defects?
Leasehold conveyancing in Grays is not unique. All leases are unique and legal mistakes in the legal wording can sometimes mean that certain sections are erroneous. For example, if your lease is missing any of the following, it could be defective:
Service charge per centages that don't add up correctly leaving a shortfall Repairing obligations to or maintain parts of the premises
A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, Leeds Building Society, and Godiva Mortgages Ltd all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, obliging the buyer to pull out.