I opted for a local lawyer for our conveyancing in Thurrock today. Going through the Terms I notewe are on the hook for fees even where the conveyance does not complete. Would I be best advised to appoint a web based conveyancing company offering no completion no cost conveyancing in Thurrock?
Generally there is a concession along the lines that if "No Sale No Fee" is available then the conveyancing charges will generally be more expensive to neutralise the transactions that fail to complete. You should be mindful that such schemes tend not to protect you from outlay e.g. Thurrock conveyancing search charges.
My Thurrock solicitor has spotted an inconsistency when comparing the surveyor’s assumptions in the home valuation survey and what is revealed within the legal papers for the property. My lawyer has advised that he needs to ensure that the lender is happy with this discrepancy and is content to go ahead. Is my solicitor’s stance right?
Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Do lenders provide you with an approved list of Thurrock conveyancing solicitors? How do you know who is on the Lloyds conveyancing panel?
Thurrock conveyancing firms themselves provide us confirmation that they are on the Lloyds conveyancing panel as opposed to being supplied with a list from Lloyds directly.
I am due to move home in June. Will my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you recommend a removal company in Thurrock. Conveyancing lawyer was chosen prior to coming across this website.
On the afternoon of completion you can collect the keys from the selling agent however this can only be done after the previous owners solicitors confirm to the agent that the monies to complete are in and the keys can be collected. Subsequently you will need to tell the removal company that you are ready to move in. As a matter of policy we do not suggest a specific removal organisation but can assist you in finding a conveyancing in Thurrock or a solicitor with expertise in conveyancing in Thurrock.
Please help - my lawyer advises that lack of right of way insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Thurrock?
The appropriate level of lack of right of way indemnity insurance depends on your lender. It would differ for example between Halifax and Virgin Money. Conveyancing practitioners as opposed to borrowers take out such insurances.
Last month we had a mortgage agreed in principle with RBS. Thurrock conveyancing solicitors were instructed. What is the average time that one could expect to receive a mortgage offer from RBS?
Some lenders take longer than others. Have RBS done the survey? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am buying a new build house in Thurrock with a loan from National Westminster Bank. The developers refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent told me not inform my lawyer about the side-deal as it could jeopardize my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I only have 62 years left on my lease in Thurrock. I now want to extend my lease but my landlord is absent. What should I do?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to prove that you have used your best endeavours to locate the lessor. In some cases a specialist may be useful to carry out a search and prepare a report to be used as proof that the freeholder can not be located. It is wise to seek advice from a solicitor in relation to investigating the landlord’s absence and the application to the County Court covering Thurrock.
I purchased a 1st floor flat in Thurrock, conveyancing was carried out September 2006. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Thurrock with over 90 years remaining are worth £171,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease runs out on 21st October 2103
With just 79 years unexpired we estimate the price of your lease extension to range between £8,600 and £9,800 as well as costs.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.