We are planning to acquire a house and need a conveyancing solicitor in Aylesford who is on the UBS solicitor panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in Aylesford.
We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would prefer to instruct a Aylesford based conveyancing firm?
You should check but the the probability is that give you one of their panel conveyancers should you accept the "fee-free" deal. Contact the mortgage company and see if they offer you a monetary alternative. Some lenders have previously offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near Aylesford.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Aylesford?
There are many recorded licenced Conveyancers in Aylesford and Solicitor partnerships in Aylesford who can help with your conveyancing It is important to make clear that the two are regulated professionals specialising in the legal work in the home buying process. The two can conduct other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I recently had an offer accepted on an apartment in Aylesford. My mortgage broker recommended their conveyancers. I paid an on account payment of £150. Soon after, the solicitor called me to say that they were not on the Lloyds 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 Lloyds 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.
RBS have agreed my mortgage in principle, my bid on a property in Aylesford has been agreed to, now what?
Your property agent will wish to be advised as to your conveyancer's details (ensure that the lawyers are on the lender’s panel). Call up RBS or your financial adviser and complete any relevant documentation. RBS will instruct a valuer who will get in touch with the estate agent or owners to arrange a slot for the valuation to occur. Once carried out (assuming no problems) it takes on average a fortnight to receive the mortgage offer. RBS will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Aylesford.
I have a terraced Georgian property in Aylesford. Conveyancing lawyer represented me and Alliance & Leicester . I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, another for leasehold under the exact same property. Is it worth asking Alliance & Leicester to clarify?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Aylesford and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with your conveyancing solicitor who conducted the purchase.
I opted to have a survey carried out on a house in Aylesford before appointing lawyers. I have been informed that there is a flying freehold overhang to the house. My surveyor has said that some banks will refuse to grant a loan on this type of property.
It varies from the lender to lender. Lloyds has different requirements from Halifax. Should you wish to call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Aylesford. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Aylesford to see if the conveyancing costs will increase in light of this.
My wife and I may need to sub-let our Aylesford ground floor flat for a while due to a new job. We instructed a Aylesford conveyancing firm in 2001 but they have since shut and we did not think at the time get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
Notwithstanding that your last Aylesford conveyancing solicitor is not available you can review your lease to see if you are permitted to let out the apartment. The rule is that if the deeds are non-specific, subletting is permitted. Quite often there is a prerequisite that you must seek permission via your landlord or some other party in advance of subletting. The net result is that you cannot sublet without prior permission. The consent should not be unreasonably refused ore delayed. If your lease does not allow you to sublet you will need to ask your landlord if they are willing to waive this restriction.
I am the registered owner of a 1 bedroom flat in Aylesford, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar properties in Aylesford with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £60 charged once a year. The lease ceases on 21st October 2082
With only 56 years unexpired we estimate the price of your lease extension to be between £29,500 and £34,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.