I have been told by my conveyancer that breach of easement insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Mersea Island?
The right level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between Yorkshire Building Society and The Mortgage Works. Conveyancing lawyers as opposed to members of the public take out such insurances.
We previously instructed conveyancers with offices in Mersea Island on the HSBC solicitor approved list. They are now charging me an additional sum for the legal aspects of the HSBC mortgage. Is this an additional conveyancing fee specified by HSBC?
Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your property lawyer may levy a fee for this. The charge is not set by HSBC but by your Mersea Island property lawyer. Numerous firms on the HSBC panel will quote ’dealing with mortgage’ fee and others do not.
It is unclear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Mersea Island bank branch on a couple of occasions and was reassured it wasn't an issue and they would lend. My Mersea Island conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend based on their specific requirements. Who do I believe?
Your lawyer must follow the CML Handbook Part 2 specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am purchasing a house and the lawyer has identified Chancel Repair for which the property could be obligated to contribute to given it’s proximity to the area of such a church. He has recommended insurance. Is this strictly required for conveyancing in Mersea Island
Unless a prior purchase of the house took place post 12 October 2013 you can expect solicitors carrying out conveyancing in Mersea Island to continue to propose a a chancel search and or insurance against a claim.
I used Arc property Solicitors several years ago for my conveyancing in Mersea Island. I now require my file but the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Mersea Island of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Mersea Island. Conveyancing is daunting 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 questions that you can expect your new-build leasehold conveyancing in Mersea Island
Forfeiture - bankruptcy or liquidation must not apply under this provision. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please supply a car parking plan. 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 need to appoint a conveyancing solicitor for some conveyancing in Mersea Island. I have land on a site which seems to have the perfect answer If it is possible to get all the legals done via email that would be preferable. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Last September I purchased a leasehold property in Mersea Island. Do I have any liability for service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Mersea Island Leasehold Conveyancing - A selection of Queries before Purchasing
Generally speaking the outlay for major works are not incorporated into the service charges, although there some managing agents in Mersea Island require tenants to pay into a reserve fund and this is used to offset against major works. How many of the leaseholders are in arrears for their maintenance charge payments? Are there any major works in the planning that will likely increase the service costs?