I am assisting my mother sell her flat in Leigh On Sea. Does the conveyancing solicitor arrange the energy performance certificate or do I organise this?
Following the abolition of Home Information Packs, energy performance certificates remained a required part of moving property. An EPC should be commissioned prior to the property being marketed. This is not a task that conveyancers ordinarily arrange. Where you are using a Leigh On Sea conveyancing practitioner they might be willing to arrange EPC’s given their relationships with reputable local energy assessors
Can you help - my lawyer says that chancel insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Leigh On Sea?
The right level of chancel indemnity insurance depends on your lender. It would differ for example between Yorkshire Building Society and The Royal Bank of Scotland. Conveyancing solicitors as opposed to members of the public take out such insurances.
We were going to get a DIP from Bank of Ireland this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Leigh On Sea solicitors on the Bank of Ireland conveyancing panel, or is it better to go independently?
You will need to appoint Leigh On Sea solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.
Do I need to take out insurance to cover chancel repairs when purchasing a property in Leigh On Sea?
Unless a prior acquisition of the premises took place after 12 October 2013 you may expect conveyancing practitioners carrying out conveyancing in Leigh On Sea to remain encouraging a chancel search and or chancel repair liability policy.
The deeds to our property are lost. The conveyancers who conducted the conveyancing in Leigh On Sea 4 years ago are no longer around. What are my options?
In today’s world there are duplicates made of almost everything, and your conveyancer will be aware exactly where to find all the suitable documentation so you can buy or sell your property without a hitch. If copies are not available, your solicitor may be able to arrange cover in the form of insurance or indemnities against possible claims on your property.
I'm purchasing my first flat in Leigh On Sea benefiting from help to buy. The developers would not reduce the price so I negotiated 6k of fixtures and fittings instead. The property agent told me not inform my conveyancer about the deal as it could adversely affect my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Given that I will soon part with over three hundred thousand on a property in Leigh On Sea I wish to have a conversation with the conveyancer regarding thetransaction ahead of appointing the firm. Is this something that you can arrange?
Absolutely - it is our preference to talk to you we do not take any clients on without you first talking to the solicitor due to be carrying out your conveyancing in Leigh On Sea.There is no ‘factory style conveyancing’ - each client is unique person, not a case number. The practices that we put you in touch with believe that the fees you are provided with for your conveyancing in Leigh On Sea should be the figure that you end up paying.
I am employed by a reputable estate agent office in Leigh On Sea where we have witnessed a few leasehold sales derailed as a result of short leases. I have been given conflicting advice from local Leigh On Sea conveyancing solicitors. Please can you clarify whether the owner of a flat can initiate 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 start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord 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 purchaser.
I invested in buying a leasehold flat in Leigh On Sea, conveyancing having been completed May 1998. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Leigh On Sea with an extended lease are worth £216,000. The ground rent is £50 levied per year. The lease ends on 21st October 2090
With only 69 years unexpired we estimate the price of your lease extension to be between £9,500 and £11,000 plus legals.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.