What is the first thing I need to know about purchase conveyancing in Rayleigh?
Not many law firms or advisers will tell you this but conveyancing in Rayleigh and elsewhere in England and Wales is an adversarial experience. In other words, when it comes to conveyancing there is lots of opportunity for confrontation between you and other parties involved in the transaction. For instance, the seller, estate agent and even potentially your bank. Selecting a law firm for your conveyancing in Rayleigh an important selection as your conveyancer is your adviser, and is the ONLY person in the transaction whose role it is to look after your legal interests and to protect you.
Sometimes a third party with a vested interest will attempt to persuade you that you should follow their advice. For instance, the estate agent may claim to be assisting by suggesting your solicitor is wrong. Or your mortgage broker may try to convince you to do take action that is contrary to your solicitors guidance. You should always trust your lawyer above all other parties in the home moving process.
Do I need to visit the offices of the solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in Rayleigh so that I can pop in to their offices if necessary.
Nowadays approved lawyers for lenders carry out all of the communications via Royal Mail, internet or over the phone. This means that they can undertake the conveyancing transaction regardless of where you live in England or Wales. Nevertheless you should check if you have the option of attending the offices of your conveyancing lawyer if just in case this is required.
I am helping my aunt sell her house in Rayleigh. Does the conveyancing solicitor commission the energy performance certificate or do I organise this?
Following the abolition of Home Packs, EPC’s was retained a required element of moving property. An EPC should be commissioned prior to the property being advertised. This is not something that lawyers ordinarily arrange. If you are using a Rayleigh conveyancing practitioner they might be willing to arrange EPC’s due to their contacts with reputable local energy assessors
I have a mortgage with Principality for my property in Rayleigh. Conveyancing was finalised a year ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Principality?
You must advise Principality prior to letting out your property as this is likely to be a breach of Principality’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Principality directly. It should not be necessary to do this via a Principality conveyancing panel solicitor.
I was told two weeks ago that my mortgage has been agreed to by Virgin Money. Is it usual for Virgin Money to only issue the offer once my solicitor in Rayleigh is approved on their conveyancing panel? Virgin Money have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.
I used Action Conveyancing a few years ago for my conveyancing in Rayleigh. I now require my file but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Rayleigh of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am on look out for some leasehold conveyancing in Rayleigh. Before I get started I want to be sure as to the number of years remaining on the lease.
Assuming the lease is registered - and most are in Rayleigh - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I invested in buying a leasehold flat in Rayleigh, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Rayleigh with an extended lease are worth £265,000. The ground rent is £50 yearly. The lease ceases on 21st October 2098
You have 76 years remaining on your lease we estimate the premium for your lease extension to range between £8,600 and £9,800 plus legals.
The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.
How does one remove a deceased person's name from the title deeds for a house in Rayleigh?
If a Rayleigh property is jointly owned and one of the proprietors passes away, their name will not immediately be removed from the Land Registry title. It is not necessary to amend the title as when it comes to a sale your lawyer would simply be required to supply proof as to the reason the co owner is missing from the contract, usually this is in the form of a grant of probate.
With the aim of making the sale conveyancing more straight forward for the sale of the property you can apply to have the deceased party removed from the title entries by applying to HMLR with proof of the death. There is no charge from the Registry for this service.