Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Harlow?
There are two types of lawyers who can do conveyancing in Harlow namely CLC regulated conveyancers or solicitors. Both professionals provide conveyancing services that you need to complete the disposal or acquisition of property. Both are duty bound to handle Harlow conveyancing to the same standards and guidelines so you can be safe in the knowledge that your conveyancing will be professionally carried out and that all necessary procedures should be correctly taken.
We previously appointed conveyancing lawyers based in Harlow on the Aldermore solicitor panel. They are now charging me a separate amount for dealing with the Aldermore mortgage. Is this an additional conveyancing fee specified by Aldermore?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your lawyer can charge a fee for this. This fee is not set by Aldermore but by your Harlow conveyancer. Numerous firms on the Aldermore panel will levy ’dealing with mortgage’ fee but some firms incorporate it on their overall fee.
Our sealed bid on a property in Harlow has been agreed to, the vendors do nevertheless have a tied purchase. The vendors have offered on a property, however it’s not yet agreed to, and have viewings of other properties in the pipeline. I have selected a nearby conveyancing solicitor in Harlow. What should be my next step? At what stage do I apply for the mortgage with Santander?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx one thousand pounds, then valuation, Harlow conveyancing search fees, etc). The first thing to do is ensure that your property lawyer is on the Santander conveyancing panel. Concerning the next steps this very much dictated by the circumstances of your case, attraction to this property and on the state of the market. During a hot market many home buyers would apply for the mortgage with Santander and pay for the valuation and only if it was satisfactory would they ask their conveyancer to proceed with searches.
How does conveyancing in Harlow differ for newly converted properties?
Most buyers of new build residence in Harlow come to us having been asked by the seller to exchange contracts and commit to the purchase even before the property is finished. This is because developers in Harlow tend to buy the land, 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 Harlow or who has acted in the same development.
I have been on the look out for a leasehold apartment up to £235,500 and identified one near me in Harlow I like with a park and railway links nearby, the downside is that it's only got 52 remaining years left on the lease. I can't really find anything else in Harlow in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
If you require a mortgage that many years will be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.
What is different about your site and other online quote calculators for conveyancing in Harlow?
At this site obtain a fixed fee quote via a Solicitor or Licensed Conveyancer that appreciates the nuances for your conveyancing in Harlow. Unlike many estate agents and many comparison sites we are not in the business of charging firms a fee if you instruct them for your home move in Harlow
Can you provide any top tips for leasehold conveyancing in Harlow with the aim of expediting the sale process?
- Much of the delay in leasehold conveyancing in Harlow can be bypassed if you appoint lawyers as soon as you market your property and ask them to put together the leasehold documentation which will be required by the purchasers’ representatives. The majority of landlords or managing agents in Harlow levy fees for supplying management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management pack sought on or before finding a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent cause of delay in leasehold conveyancing in Harlow. If there is a history of any disputes with your freeholder or managing agents it is very important that these are resolved before the property is marketed. The purchasers and their solicitors will be reluctant to purchase a flat where a dispute is unresolved. You will have to accept that you will have to discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is clearly preferable to present the dispute as historic as opposed to unsettled. If you hold a share in a the freehold, you should ensure that you are holding the original share certificate. Obtaining a re-issued share certificate is often a lengthy formality and slows down many a Harlow conveyancing deal. If a new share is necessary, you should approach the company director and secretary or managing agents (where applicable) for this at the earliest opportunity.
Harlow Conveyancing for Leasehold Flats - Sample of Queries Prior to buying
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Many Harlow leasehold flats will have a service bill for the upkeep of the building invoiced on behalf of the landlord. Should you acquire the apartment you will have to pay this contribution, usually quarterly during the year. This can differ from a few hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a ground rent for you to pay annual, normally this is not a large figure, say about £25-£75 but you should to enquire it because on occasion it can be prohibitively expensive. Are there any major works anticipated that will likely add a premium to the maintenance costs? How is the lease structured?
We are in the middle of buying a residence in Harlow. Conveyancing lawyer has told us the title is "Leasehold". Does this adversely affect the marketability of the property?
Harlow conveyancing does not ordinarily involve leasehold houses. The main factor here is the length of lease and the ground rent. If there are hundred of years years remaining with a peppercorn rent, it's almost the same as freehold, so it’s unlikely to impact the saleability significantly.
On the flip side, if it's, say, 50 years it will have a significant impact on the saleability, and most likely wouldn't be acceptable to the bank. The remaining lease term and ground rent will be set out in the lease which should be made available to your conveyancing practitioner.