Can you help? My Mersea Island lawyer is informing me me that he is legally obliged toapply for Mersea Island conveyancing searches asthe firm are on the Nat Westconveyancing panel. These Mersea Island searches cost a lot of money can this be avoided?
You have limited options available to you. As you are obtaining a home loan with a bank your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Mersea Island conveyancing searches.
Having sold my house in Mersea Island last November yet the purchaser is Skype messaging every few hours complaining that her lawyer needs to hear from myconveyancer. What are the post completion sale formalities now that I have sold?
Following your disposal your solicitor should deliver the transfer documentation and all additional paperwork to the purchaser's conveyancer. Where relevant, your conveyancer should also send confirmation that the mortgage has been redeemed to the purchasers solicitors. There is unlikely to be post completion procedures just for conveyancing in Mersea Island.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Mersea Island?
There are many registered licenced Conveyancers in Mersea Island and Solicitor practices in Mersea Island who can help with your conveyancing We would stress that both are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. Both can handle associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
I have decided to exercise my right to buy my property in Mersea Island off the council. I have a mortgage agreed with Lloyds. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
I am due to exchange contracts on my flat. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being problematic. The Mersea Island solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Will my lawyer be raising enquiries concerning flooding as part of the conveyancing in Mersea Island.
Flooding is a growing risk for lawyers dealing with homes in Mersea Island. There are those who purchase a house in Mersea Island, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to offer advice on flood risk, however there are a various checks that may be undertaken by the buyer or on a buyer’s behalf which can figure out the risks in Mersea Island. The standard information given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the vendor to determine whether the property has ever been flooded. If the residence has been flooded in past which is not revealed by the seller, then a buyer could issue a claim for damages stemming from an inaccurate reply. A purchaser’s conveyancers should also conduct an environmental report. This will indicate if there is a recorded flood risk. If so, additional inquiries will need to be conducted.
I'm buying a new build house in Mersea Island with a loan from Santander. The sellers would not move on the amount so I negotiated £7000 of extras instead. The property agent told me not disclose to my conveyancer about this side-deal as it will impact my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
My cousin is buying a leasehold flat in Mersea Island. He has received an estimate by the property lawyer recommended by the estate agents and it came to £1250 . It was 9 years ago I sold and bought a home and it cost was £just under six hundred pounds. Have costs really increased to that extent?
You should call 3 or 4 local Mersea Island conveyancing solicitors requesting estimates. It is advisable to base your decision not only on cost, but on promptness and on how comprehensive the response was.