As someone unfamiliar with the Purfleet conveyancing process what is the number one tip you can impart concerning the legal transfer of property in Purfleet
You may not hear this from too many lawyers but conveyancing in Purfleet and elsewhere in England and Wales is often a confrontational process. In other words, when it comes to conveyancing there exists an abundance of room for confrontation between you and others involved in the transaction. For example, the vendor, selling agent and on occasion a mortgage company. Choosing a lawyer for your conveyancing in Purfleet should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the transaction whose responsibility is to act in your legal interests and to keep you safe.
Sometimes a potential adversary will try and persuade you that you should follow their advice. For instance, the selling agent may claim to be helping by suggesting your solicitor is dragging his heels. Or your mortgage broker may advise you to do something that is against your solicitors recommendation. You should always trust your lawyer above all other parties in the home moving process.
We're in Purfleet, First timers purchasing with a mortgage (lender is Lloyds , and our lawyer is on the Lloyds conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Lloyds conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
We are getting the release of further funds on our mortgage from Lloyds as we wish to conduct a loft conversion to our home in Purfleet. Do we need to choose a high street Purfleet solicitor on the Lloyds conveyancing panel to deal with the legals?
Lloyds do not ordinarily appoint firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds list.
I am due to exchange contracts on my apartment. I had a double glazing fitted in March 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Kent Reliance are being problematic. The Purfleet solicitor who is on the Kent Reliance conveyancing panel is recommending indemnity insurance as a solution but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Purfleet solicitor - who is on the Aldermore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Purfleet postcode. As you are getting a mortgage with Aldermore, you could contact them to see if they have a list of approved surveyors in Purfleet.
How does conveyancing in Purfleet differ for new build properties?
Most buyers of new build residence in Purfleet approach us having been asked by the seller to exchange contracts and commit to the purchase even before the house is constructed. This is because developers in Purfleet typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Purfleet or who has acted in the same development.
In what way does the Landlord & Tenant Act 1954 impact my commercial offices in Purfleet and how can you help?
The particular law that you refer to affords security of tenure to business tenants, granting the legal entitlement to make a request to court for a renewal lease and remain in occupation when the lease reaches an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Purfleet is one of our many locations in which the firms we work with are based
In my capacity as executor for the estate of my grandmother I am disposing of a property in Newport but reside in Purfleet. My conveyancer (who is 300 miles awayneeds me to sign a stat dec prior to completion. Could you suggest a conveyancing practitioner in Purfleet who can witness this legal document for me?
strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are located in Purfleet