I have been told by my solicitor that breach of easement insurance is necessary on my purchase. What is the level of cover for Southend conveyancing?
The right level of breach of easement indemnity insurance depends on who your lender is. It would differ for example between Birmingham Midshires and Chelsea Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.
is it true that all Southend solicitor practices on the Lloyds conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Lloyds approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Some mortgage companies do list licenced conveyancers on their panel and in such a situation the organisation would be governed by the CLC.
My wife and I have organised the release of further funds on our mortgage from Clydesdale as we intend to conduct a loft conversion to our property in Southend. Are we obliged to choose a local Southend solicitor on the Clydesdale conveyancing panel to deal with the legals?
Clydesdale do not ordinarily instruct a member of 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 Clydesdale list.
Various web forums that I have visited warn that are the number one cause of obstruction in Southend conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances during the legal transfer of property. Local searches are unlikely to feature in any delay in conveyancing in Southend.
How does conveyancing in Southend differ for newly converted properties?
Most buyers of new build residence in Southend come to us having been asked by the seller to exchange contracts and commit to the purchase even before the house is completed. This is because builders in Southend typically purchase 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 Southend or who has acted in the same development.
Due to the encouragement of my in-laws I had a survey completed on a house in Southend prior to appointing conveyancers. I have been told that there is a flying freehold aspect to the house. Our surveyor advised that some banks tend refuse to issue a loan on this type of property.
It depends who your proposed lender is. Lloyds has different requirements from Halifax. Should you wish to telephone us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Southend. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Southend to see if the conveyancing costs will increase in light of this.
Is it best to use a Southend conveyancing practitioner who is local to the property I am hoping to buy? An old friend can perform the legal formalities but they are based a couple of hundredmiles drive away.
The primary upside of using a local Southend conveyancing firm is that you can visit the firm to execute documents, deliver your identification documents and pester them where appropriate. Having local Southend know how is a plus. That being said it's more important to get someone that will pull out all the stops for you. If other friends have used your friend and the majority were impressed that must outweigh using an unfamiliar Southend conveyancing lawyer solely due to them being local.
I have recently realised that I have Sixty One years remaining on my flat in Southend. I now want to extend my lease but my landlord is can not be found. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. However, you will be required to demonstrate that you or your lawyers have done all that could be expected to locate the lessor. In some cases a specialist may be helpful to conduct investigations and prepare an expert document which can be used as proof that the landlord can not be located. It is wise to seek advice from a solicitor both on proving the landlord’s disappearance and the vesting order request to the County Court covering Southend.
After years of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Southend. Can we issue an application to the Residential Property Tribunal Service?
You certainly can. We are happy to put you in touch with a Southend conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Southend property is 75 Woolstone Road in February 2012. the decision of the Tribunal was that the appropriate amount to be paid to purchase the freehold was the sum of £17,711 . This case affected 2 flats. The unexpired lease term was 68.28 and 158.