I am expecting a AIP from Santander this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Brantham solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Brantham solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
I'm at the point of viewing flats in Brantham and I am about to put in an offer. Is it too early to have a solicitor in place? I intend to finance via a mortgage with Bank of Ireland.
It would be wise to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. As you are taking out a mortgage with Bank of Ireland, make sure you remember to check that your lawyer is on the Bank of Ireland conveyancing panel.
I recently had an offer accepted on a house in Brantham. My financial adviser recommended their conveyancers. I paid an upfront payment of £175. A few days later, the conveyancing practitioner called me sheepishly admitting that they were not on the Co-operative conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Co-operative panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Have completed on a a detached house in Brantham , What is the estimated time for the Land Registry to deal with the formalities evidencing my title? My Brantham conveyancing solicitor has been painfully slow, so I want to check the post completion formalities are dealt with.
As far as conveyancing in Brantham registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can differ depending on the party submitting the application, whether it is in order and if the Land registry need to notify any 3rd persons or bodies. Currently in the region of 80% of such applications are completed in less than three weeks but occasionally there can be extensive hold-ups. Historically registration is effected after the new owner has moved in to the property thus post completion formalities is not usually primary concern but if it is urgent that the the registration takes place urgently then you or your lawyers should speak with the land registry and explain the circumstances.
How does conveyancing in Brantham differ for new build properties?
Most buyers of new build residence in Brantham approach us having been asked by the seller to sign contracts and commit to the purchase even before the residence is completed. This is because builders in Brantham usually buy the land, 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 property lawyers 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 Brantham or who has acted in the same development.
I am looking for a flat up to £305k and found one round the corner in Brantham I like with open areas and station nearby, however it only has 51 years unexpired on the lease. There is not much else in Brantham in this price bracket, so just wondered if I would be making a grave error buying a short lease?
If you require a home loan that many years may be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months you can ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.
What does commercial conveyancing in Brantham cover?
Brantham conveyancing for business premises covers a broad range of guidance, supplied by regulated solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.