We went with a local lawyer for my conveyancing in Harlow yesterday. After carefully reading the small print I notewe are responsible for costs even if the sale doesn't happen. Should I ditch them and use a web based firm promoting no move no charge conveyancing in Harlow?
It is usually a trade off in that if "No Sale No Fee" is offered then the conveyancing charges will tend to be be more expensive to neutralise the cases that abort. Dont forget that these promotions generally do not cover disbursements by way of example Harlow conveyancing search charges.
It is a dozen years since I bought my home in Harlow. Conveyancing solicitors have just been instructed on the sale but I am unable to track down the deeds. Will this jeopardise the sale?
You need not be too concerned. First there is a chance that the deeds will be with your mortgage company or they could still be with the conveyancers who oversaw your purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. The vast majority of conveyancing in Harlow involves registered property but in the unlikely event that your property is unregistered it is more of a problem but is not insurmountable.
Forgive me if this question is silly but I am unseasoned as FTB of a ground floor flat in Harlow. Do I collect the keys to the property on completion from my lawyer? If so, I will use a High Street conveyancing solicitor in Harlow?
On the day of completion you do not need to attend the conveyancers office in Harlow. Conveyancing lawyers for you will arrange to send the purchase money to the seller's solicitors, and once they have received this, you will be able to receive the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.
We are getting the release of further monies on our mortgage from Leeds Building Society as we wish to carry out alterations to our property in Harlow. Do we need to select a bricks and mortar Harlow solicitor on the Leeds Building Society conveyancing panel to handle the paperwork?
Leeds Building Society do not ordinarily instruct firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society panel.
I have paid off my mortgage with Lloyds. I assume I don't need a Harlow solicitor on the Lloyds panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
We are close to exchanging contracts on the sale of our property in Harlow and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Harlow lawyer would know this is not the case. It does beg the question why the purchasers instructed a factory type conveyancing outfit rather than a conveyancing solicitor in Harlow. Having lived in Harlow for 4 years we know of no issue. Is it a good idea to contact our local Authority to get clarification need.
It would appear that you have a conveyancing lawyer already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
The estate agent has sent us the confirmation of our purchase of a new build flat in Harlow. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Harlow
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
I have been on the look out for a ground for flat up to £195,000 and identified one round the corner in Harlow I like with open areas and railway links in the vicinity, the downside is that it only has 52 years on the lease. I can't really find anything else in Harlow for this price, so just wondered if I would be making a mistake acquiring a short lease?
If you require a home loan the remaining unexpired lease term may be an issue. Reduce the offer by the anticipated 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 can request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.