What is the most effective way to find the right lawyer who can supply a first class service for my conveyancing in Waltham Abbey?
Option 1 is to ask connections whom they would instruct.
Option 2 is to look on the internet for conveyancing in Waltham Abbey. Pick up the phone to two or three listed and request that they send you their conveyancing fees and have a conversation with the lawyer who will conduct the conveyancing in advance ofcommitting.
Option 3 is to make use of our search tool to help you find the right lawyers for you based on your personal requirements including location,speed, complications and who the proposed mortgage company is. Do not be teased by £99 conveyancing in Waltham Abbey
My wife and I are buying a newly constructed apartment in Waltham Abbey and my conveyancer is informing me that she is duty bound to the bank to disclose incentives from the builder. The Estate Agents are hassling me to sign contracts and I have no desire to delay deal. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I purchased a freehold house in Waltham Abbey yet charged rent, why is this and what is this?
It is rare for properties in Waltham Abbey and has limited impact for conveyancing in Waltham Abbey but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.
Is it the case that all Waltham Abbey CQS (Conveyancing Quality Scheme) solicitors are on the Virgin Money conveyancing list of approved practices?
Some major banks and building societies now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
My wife and I have arranged the release of further funds on our mortgage from Skipton as we want to conduct improvements to our home in Waltham Abbey. Are we obliged to choose a nearby Waltham Abbey solicitor on the Skipton conveyancing panel to handle the paperwork?
Skipton do not ordinarily instruct firms on their conveyancing panel 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 Skipton list.
I have instructed a Waltham Abbey lawyer having made sure that they are on the Principality conveyancing panel. Does my lawyer arrange the survey of the property?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality 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 Waltham Abbey 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.
I opted to have a survey carried out on a property in Waltham Abbey prior to instructing lawyers. I have been advised that there is a flying freehold element to the property. Our surveyor advised that some banks tend not grant a loan on a flying freehold property.
It varies from the lender to lender. Santander has different instructions for example to Halifax. If you contact us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Waltham Abbey. Conveyancing may be slightly more expensive based on your lender's requirements.
How can the Landlord & Tenant Act 1954 impact my commercial offices in Waltham Abbey and how can your lawyers assist?
The particular law that you refer to provides security of tenure to commercial lessees, giving them the right to apply to court for a renewal tenancy and continue in occupation when the lease reaches an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and assist with commercial conveyancing in Waltham Abbey