IfI was to purchase a straightforward homein Shenfield for cash and have no survey and no conveyancing searches how much would I expect to to save on my conveyancing in Shenfield?
Any savings you would gain will be limited to the costs for searches. A solicitor still be obliged to do everything else - money laundering, communicating with your sellers conveyancing practitioner, SDLT return, register the ownership etc. You might save a bit for them not needing to register a mortgage however it will not be significant.
Two weeks ago we had a mortgage agreed in principle with Coventry BS. Shenfield conveyancing practitioners have been selected. What is the average time that one could expect to receive a mortgage offer from Coventry BS?
Some lenders take longer than others. Have Coventry BS done the survey? Have you advised Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Completion of my remortgage has taken place for my property in Shenfield. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
After shopping around on the internet I have found a Shenfield conveyancing practitioner having checked that they are on the HSBC conveyancing panel. Does my lawyer arrange the survey of the property?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC 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. You may wish to consider appointing your own Shenfield surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Are there restrictive covenants that are commonly picked up during conveyancing in Shenfield?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Shenfield. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I opted to have a survey done on a property in Shenfield ahead of appointing lawyers. I have been told that there is a flying freehold overhang to the property. The surveyor has said that some mortgage companies will not issue a loan on such a premises.
It depends who your proposed lender is. Lloyds has different requirements from Birmingham Midshires. Should you wish to call us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Shenfield. Conveyancing may be slightly more expensive based on your lender's requirements.
I am in need of some leasehold conveyancing in Shenfield. Before I get started I require certainty as to the number of years remaining on the lease.
If the lease is registered - and 99.9% are in Shenfield - 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.
Shenfield Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to Purchasing
If a Shenfield lease has fewer than eighty years it will have adverse implications on the value of the flat. Check with your bank that they are happy with residual term of the lease. A short lease means that you will almost definitely require a lease extension sooner rather than later and you need to have some idea of what this will be. For most Shenfieldlease extensions you will be required to have been the owner of the property for 24 months before you are legally able to carry out a lease extension. Be sure to enquire if there are any onerous prohibitions in the lease. For instance it is fairly common in Shenfield leases that pets are not permitted in in a block in Shenfield. If you like the propertyin Shenfield however your dog is not allowed to make the move with you then you have a very hard decision. For most Shenfield leaseholds the cost for major works are not included within maintenance charges, although a few managing agents in Shenfield require leasehold owners to pay into a sinking fund and this is used to offset against major repairs or maintenance.
Our bank agreed in principle to give us a mortgage. We have retained a high street conveyancer in Shenfield last week. A couple of hours ago, our broker phoned to advise us that the lender said that we cannot use our solicitor as they aren't on their 'approved list'. As FTB's, we had no idea that the bank had a say Is this permitted?
You are at liberty to use any lawyer you prefer to select including the said conveyancer in Shenfield however if your mortgage company aren't happy with them you would have to incur an extra fee so your lender can appoint their own conveyancer too. sometimes it is possible your preferred conveyancing firm to get included on to the bank list of approved firms. You can use web-based tools such as lenderpanel.com to find a conveyancing solcitor in Shenfield on the bank panel. You can go into your high street bank branch in Shenfield. They can recommend conveyancing solicitors in Shenfield on the panel for your bank.