I am not in a position to travel far from Sawbridgeworth. I would like to know the reason why all Sawbridgeworth conveyancing practitioners are not on all bank panels?
Pre- 2008 most mortgage companies exhibited an approach to risk which differs from the current day. The financial regulator in 2010 conducted a thematic review into fraud which concluded: know the property lawyers on your panel. Accordingly, mortgage companies have subsequently soughtmore information from law firms about their processes and the staff who work for them and set certain criteria such as completing a minimum volume of transactions. Hundreds of law practices have found themselves removed from lender panels even though they had 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms were never going to satisfy the minimum amount of transactions the lenders required.
Do the conveyancing solicitors that you recommend conduct auction conveyancing in Sawbridgeworth?
We know of a few auction lawyers we can put you in touch with those specialising in auction conveyancing. Sawbridgeworth is one of the many locations where our lawyers cover.
My partner and I are planning on selling our property in Sawbridgeworth and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any high street Sawbridgeworth conveyancer would know this is not the case. For the life of me I don't know why the buyers instructed a web based conveyancing practice rather than a conveyancing solicitor in Sawbridgeworth. Having lived in Sawbridgeworth for three years we know of no issue. Do we contact our local Authority to get confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I have recentlybeen informed that Stirling Law have been shut down. They carried out my conveyancing in Sawbridgeworth for a purchase of a leasehold flat 12 months ago. How can I establish that the property is not still registered in the name of the previous owner?
The quickest way to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Sawbridgeworth conveyancing specialists.
I am looking for a leasehold apartment up to £305k and found one near me in Sawbridgeworth I like with amenity areas and railway links in the vicinity, however it only has 51 years unexpired on the lease. There is not much else in Sawbridgeworth suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a home loan the remaining unexpired lease term may be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.
Estate agents have just been given the go-ahead to market my 2 bed apartment in Sawbridgeworth. Conveyancing solicitors are to be appointed soon, however I have recently had a quarterly service charge invoice – should I leave it to the buyer to sort out?
The sensible thing to do is clear the service charge as you normally would given that all ground rent and service payments will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Sawbridgeworth Leasehold Conveyancing - Sample of Queries Prior to Purchasing
Does the lease include onerous restrictions? Best to be warned if window replacement or some other major work is coming up to be shared between the tenants and will dramatically impact the level of the service charges or result in a specific payment.