Can you point me to a directory of Co-operative panel solicitors in Grays on the Council of Mortgage Lender’s Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. A small selection of mortgage companies make their panel listings open the public online. Where you are looking for a Grays conveyancing practitioner on the Co-operative please make the most of our facility.
We are getting the release of further monies on our mortgage from Nottingham as we wish to carry out improvements to our house in Grays. Are we obliged to select a high street Grays solicitor on the Nottingham conveyancing panel to deal with the paperwork?
Nottingham would not normally require firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham conveyancing panel.
About to purchase apartment in Grays. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Grays conveyancer is on the Bank of Ireland conveyancing panel.
Should commercial conveyancing searches reveal proposed roadworks that may impact a commercial property in Grays?
Many commercial conveyancing solicitors in Grays will carry out a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Grays. The report 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 Grays.
For every commercial conveyancing transaction in Grays it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Grays commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Grays.
Are there restrictive covenants that are commonly identified as part of conveyancing in Grays?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Grays. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Grays differ for new build properties?
Most buyers of new build or newly converted property in Grays come to us having been asked by the developer to sign contracts and commit to the purchase even before the premises is finished. This is because house builders in Grays typically purchase the real estate, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Grays or who has acted in the same development.
I opted to have a survey completed on a house in Grays before instructing solicitors. I have been informed that there is a flying freehold element to the property. My surveyor has said that some mortgage companies may refuse to issue a mortgage on this type of house.
It depends who your proposed lender is. Bank of Scotland has different instructions from Halifax. Should you wish to call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Grays. Conveyancing may be slightly more expensive based on your lender's requirements.
I work for a busy estate agency in Grays where we have experienced a number of flat sales derailed due to short leases. I have received contradictory information from local Grays conveyancing firms. Please can you confirm whether the seller of a flat can start the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I inherited a first floor flat in Grays. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the premium due for a lease extension?
in cases where there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the relevant statutes you can apply to the LVT to make a decision on the sum to be paid.
An example of a Lease Extension matter before the tribunal 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 lease term was 76 years.