I am purchasing a right to buy a flat in Saffron Walden. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Saffron Walden you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Saffron Walden.
I'm the sole recipient of my late father’s estate and I have everything in my name alone, including the house in Saffron Walden. Conveyancing formalities meant that the Land Registry date was in October. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship could be treated the same way as though I had purchased the property in October. Do I have to wait half a year to sell?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. many lenders would take a practical view as this provision is chiefly there to pick up on subsales or the quick reselling of properties.
My partner and I are in the process of viewing houses in Saffron Walden and I am now considering a potential offer. Should I already have a conveyancing practitioner in place at this stage? I will be getting a mortgage with Leeds Building Society.
It would be prudent to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. As you are seeking a mortgage with Leeds Building Society, make sure you remember to check that your lawyer is on the Leeds Building Society conveyancing panel.
My sealed bid on a house in Saffron Walden has been agreed to, but there is a chain. The vendors have placed an offer on a flat, but it’s not yet agreed to, and are looking at other properties booked. I have selected a local conveyancing solicitor in Saffron Walden. What should be my next step? At what point should I apply for the mortgage with TSB?
It is usual to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is approx £1k, then valuation, Saffron Walden conveyancing search costs, etc). The first thing to do is check that your conveyancer is on the TSB conveyancing panel. Regarding the next steps this very much depends on the circumstances of your case, desire for the property and on the state of the market. During a buoyant market some buyers will apply for a home loan with TSB and arrange for the valuation and only if it comes back ok would they request their property lawyer to proceed with searches.
I was advised by numerous estate agents in Saffron Walden to find a property lawyer on your site. What’s the financial inducement for Estate Agents to recommend your site rather than a competitor’s?
We don’t give any commission for directing people in our direction. We found it would be just too difficult to pay a commission because members of the public would think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
My husband and I are 3 weeks into a freehold purchase having been directed to a firm by the estate agent to handle our conveyancing in Saffron Walden. I am am extremely dissatisfied with the level of service. Could you help me find new conveyancers?
A solicitor would need to be really poor to suggest replacing them. Has the mortgage been generated? In the event that it has you will need to make them aware of the new contact details and have the mortgage documents are issued to the new lawyers. Your conveyancer should be on the lenders approved list to avoid supplemental charges and complications. So that should be your first question of the new lawyers. Our search tool will assist you in finding a lender approved conveyancer for your conveyancing in Saffron Walden
I am tempted by the attractive purchase price for a two apartments in Saffron Walden which have in the region of fifty years remaining on the leases. Should I regard a short lease as a deal breaker?
There is no doubt about it. A leasehold apartment in Saffron Walden is a wasting asset as a result of the reducing lease term. The nearer the lease gets to zero years unexpired, the more it reduces the salability of the property. For most buyers and mortgage companies, leases with less than 75 years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Saffron Walden conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I own a studio flat in Saffron Walden, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Similar flats in Saffron Walden with over 90 years remaining are worth £201,000. The ground rent is £45 invoiced annually. The lease ends on 21st October 2084
With just 64 years remaining on your lease we estimate the premium for your lease extension to range between £14,300 and £16,400 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.
Myself and my fiance have recently had an offer agreed on a property and had meeting on Wednesday with Nationwide for the mortgage. They have informed us that when it comes to choosing a conveyancing practitioner that if they are not on their approved panel of lawyers then we will have to pay out an additional fee of about two hundred pounds. This is is due to the fact that they would then have to appoint a solicitor to act for them as well as the one we appoint for ourselves and we are liable for their costs. I have asked Nationwide to send me with a list so I can request quotes only from their approved lawyers but was told they dont have such a list to hand over. What would be the best way of going about this?
You should ask Nationwide what their panel criteria is for a conveyancer.Then ask the conveyancer of your choice whether they meet the criteria and have they acted on mortgages for Nationwide historically. If the answer to those is yes, then just clarify this with Nationwide. Another option is to use our search facility and we may be able to locate a solicitor in Saffron Walden on the approved list for Nationwide.