Forgive me if this question is silly but I am unexperienced as a first time purchaser of a garden flat in West Thurrock. Do I collect the keys to the property on completion from my lawyer? If so, I will use a local conveyancing solicitor in West Thurrock?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the owner’s conveyancers, and once they have received this, you should be invited to collect the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.
My wife and I buying a victorian detached house in West Thurrock. Our aim is to carry out a loft conversion at the house.Will legal investigations on the property involve enquiries to determine if these alterations are permitted?
Your solicitor will review the deeds as conveyancing in West Thurrock will occasionally reveal restrictions in the title deeds which prohibit categories of alterations or necessitated the consent of a 3rd party. Some works call for local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these issues with a surveyor prior to committing yourself to a purchase.
We have agreed to purchase a house in West Thurrock. A rare aspect is that the roof has a solar panel. Skipton have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Skipton your lawyer must check the conveyancing instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Skipton. The CML Handbook includes minimum provisions for solar panel roof-space leases, and conveyancers are required to report to Skipton where a lease fails to comply with these requirements. The provisions relate to the installation of panels on properties in England and Wales and is not restricted to West Thurrock.
I have been told that property searches are the primary cause of stalling in West Thurrock house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not feature amongst the common causes of delays during the legal transfer of property. Searches are unlikely to feature in any delay in conveyancing in West Thurrock.
I am buying a new build house in West Thurrock with a loan from Lloyds TSB Bank. The developers refused to reduce the amount so I negotiated 6k of additionals instead. The sale representative told me not inform my conveyancer about the deal as it could put at risk my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
In my capacity as executor for the will of my grandmother I am selling a property in Newport but live in West Thurrock. My conveyancer (approximately 235 kilometers awayneeds me to sign a stat dec before the transaction finalising. Could you suggest a conveyancing solicitor in West Thurrock who can witness this legal document for me?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are based in West Thurrock
Do you have any advice for leasehold conveyancing in West Thurrock from the perspective of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in West Thurrock can be avoided if you get in touch lawyers as soon as your agents start marketing the property and request that they start to collate the leasehold information which will be required by the buyers’ solicitors. Some West Thurrock leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. Many freeholders or Management Companies in West Thurrock levy fees for supplying management packs for a leasehold property. You or your lawyers should find out the actual amount of the charges. The management information sought on or before finding a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most usual cause of frustration in leasehold conveyancing in West Thurrock. If you have carried out any alterations to the property would they have required Landlord’s permission? In particular have you laid down wooden flooring? Most leases in West Thurrock state that internal structural alterations or laying down wooden flooring require a licence from the Landlord consenting to such changes. Should you dont have the consents in place do not communicate with the landlord without contacting your solicitor before hand. If there is a history of any disputes with your freeholder or managing agents it is very important that these are resolved before the property is marketed. The buyers and their solicitors will be concerned about purchasing a flat where there is an ongoing dispute. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is better to reveal the dispute as historic as opposed to unresolved.
My wife and I have hit a brick wall in negotiating a lease extension in West Thurrock. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most definitely. We are happy to put you in touch with a West Thurrock conveyancing firm who can help.
An example of a Lease Extension decision for a West Thurrock premises is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case was in relation to 13 flats. The unexpired lease term was 76 years.
Are West Thurrock conveyancing solicitors duty bound by the Law Society to publish transparent conveyancing costs?
Contained within the Solicitors Code of Conduct are specific rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be regarded as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, constitute the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in West Thurrock or further afield.