Is there a reason to use a Mersea Island conveyancing solicitors firm given that web based conveyancers are easier on the wallet?
Its a good idea to scrutinise conveyancing costs in Mersea Island and you should seek a competitive estimate but don’t be focused with scouring the internet for the lowest priced Mersea Island conveyancer. Locating the right conveyancer can mark the difference between a seamless and a distressing house move. You need to ensure that you have expert advice from a specialist solicitor. Emails can't replace a phone call and can never replicate a face to face meeting. The firms that we work with will find you a qualified and trusted conveyancing solicitor that will deal with your conveyancing from start to finish, providing a level of hand holding that you will never get with an web based conveyancer. Our lawyers will contact you regularly to update you on any developments making sure that you are never in the dark. If you ever need to phone the firm you will know who to ask for and we'll ensure you are kept fully informed.
It is 10 years ago since I bought my property in Mersea Island. Conveyancing solicitors have recently been instructed on the sale but I am unable to locate my title documents. Is this a major issue?
Don’t worry too much. First the deeds may be retained by your mortgage company or they may be in the possession of the solicitor who handled your purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. Almost all conveyancing in Mersea Island relates to registered property but in the unlikely event that your property is unregistered it is more of a problem but is resolvable.
We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Is the implication that I have to appoint their panel solicitor as I would much rather use a Mersea Island based conveyancing firm?
Do check but the chances are that give you one of their panel lawyers if you want the "fee-free" incentive. Contact the lender to check if they allow a cash alternative. Some banks have previously offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor near Mersea Island.
Should my lawyer be raising questions concerning flooding as part of the conveyancing in Mersea Island.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Mersea Island. There are those who purchase a house in Mersea Island, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to give advice on flood risk, but there are a various checks that may be initiated by the purchaser or on a buyer’s behalf which will figure out the risks in Mersea Island. The conventional set of completed inquiry forms given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the seller to determine if the premises has historically flooded. If the property has been flooded in past and is not disclosed by the seller, then a buyer could bring a legal claim for losses resulting from an misleading reply. The buyer’s solicitors should also carry out an enviro search. This will reveal if there is any known flood risk. If so, further inquiries will need to be initiated.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Mersea Island is where the house is located. Is there any guidance you can impart?
Flying freeholds in Mersea Island are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Mersea Island you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Mersea Island may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
There are only 72 years remaining on my lease in Mersea Island. I now want to extend my lease but my landlord is missing. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. However, you will be required to demonstrate that you or your lawyers have done all that could be expected to track down the landlord. In some cases a specialist may be useful to conduct investigations and to produce a report which can be accepted by the court as proof that the landlord can not be located. It is advisable to get professional help from a solicitor in relation to investigating the landlord’s disappearance and the vesting order request to the County Court overseeing Mersea Island.
I invested in buying a ground floor flat in Mersea Island, conveyancing was carried out September 1995. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Mersea Island with a long lease are worth £211,000. The ground rent is £45 yearly. The lease expires on 21st October 2092
With only 67 years left to run we estimate the price of your lease extension to span between £10,500 and £12,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.