My mortgage broker says he needs my Mersea Island lawyer’ panel reference for the Nat West conveyancing panel. Can you suggest how I discover this. I have tried my local Mersea Island office but they don't know it.
Have you tried calling your Mersea Island property lawyer about this?. Most Mersea Island conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
We are about to exchange buying a house in Mersea Island but as a consequence of damage from a small fire at the property I have was able negotiate reparation from the owner in the sum of six thousand pounds taking the form of a deduction in the price. I had intended this to be addressed as part of amending the contract however UBS are not allowing this. Should they have been notified?
Your conveyancing practitioner that is on the UBS conveyancing panel is duty bound to advise UBS of any amendments to the purchase price. If you were to refuse your solicitor to report the price change to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new conveyancing practitioner for your conveyancing in Mersea Island.
A colleague pointed out to me me that in buying a property in Mersea Island there may be a number of restrictions limiting what one can do in terms of external changes to a property. Is this right?
There are a number of properties in Mersea Island which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Mersea Island should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We had chosen solicitors based in Mersea Island on the Lloyds solicitor approved list. They are now charging me an additional charge for the legal aspects of the Lloyds mortgage. Is this a supplemental conveyancing fee set by Lloyds?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your conveyancing practitioner can charge a fee for this. This fee is not set by Lloyds but by your Mersea Island lawyer. Some firms on the Lloyds panel will quote an ‘acting for lender’ fee but some practices include it on their overall fee.
I am expecting a AIP from Coventry BS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Coventry BS recommend any Mersea Island solicitors on the Coventry BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Mersea Island solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
How can the Landlord & Tenant Act 1954 impact my commercial property in Mersea Island and how can your lawyers assist?
The 1954 Act provides a safeguard to business tenants, granting the legal entitlement to make a request to court for a continuation of occupancy when the lease comes to an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Mersea Island is one of the numerous areas of the UK in which the firms we work with are based
My husband and I are novice buyers - agreed a price, yet the property agent advised that the vendor will only proceed if we appoint their preferred conveyancers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a family solicitor accustomed to conveyancing in Mersea Island
It is unlikely the owners are driving this. If they desire ‘a quick sale', taking such a hostile approach to a motivated buyer is going to damage their objectives. Speak to the vendors direct and make the point that (a)you are serious buyers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you intend to appoint your own,trusted Mersea Island conveyancing firm - not the ones that will earn their estate agent a commission or achieve conveyancing targets demanded by senior management.
I work for a busy estate agent office in Mersea Island where we have witnessed a number of leasehold sales derailed due to short leases. I have received contradictory information from local Mersea Island conveyancing solicitors. Please can you clarify whether the seller of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has been the owner 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. This means that the proposed purchaser need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with 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 purchased a studio flat in Mersea Island, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Mersea Island with an extended lease are worth £201,000. The ground rent is £45 charged once a year. The lease finishes on 21st October 2091
With only 65 years unexpired the likely cost is going to span between £13,300 and £15,400 as well as legals.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.