Do banks and building societies provide you with an approved list of Bexhill conveyancing solicitors? How do you know who is on the Kent Reliance conveyancing panel?
Bexhill conveyancing firms themselves provide us confirmation that they are on the Kent Reliance conveyancing panel as opposed to being supplied with a list from Kent Reliance directly.
My Solicitor in Bexhill is not listed on the Bank of Scotland Conveyancing Panel. Can I still retain my prefered solicitor even though they are excluded from the Bank of Scotland panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your existing Bexhill lawyers but Bank of Scotland will need to retain a solicitor on their panel. This will inevitably rack up the overall conveyancing charges and result in delays.
- Get an alternative lawyer to act in the conveyancing, remembering to check they are Bank of Scotland approved.
- Persuade your Bank of Scotland solicitor to attempt to join the Bank of Scotland panel
I am looking for a ground for flat up to £305k and identified one close by in Bexhill I like with a park and station nearby, the downside is that it's only got 52 years on the lease. There is not much else in Bexhill suitable, so just wondered if I would be making a grave error purchasing a short lease?
Should you require a home loan that many years may be a potential deal breaker. Reduce the offer 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 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.
Am I right to be concerned by estate agents that I am dealing with are suggesting a nationwide conveyancing firm as opposed to a local Bexhill conveyancing company?
As is the case with lots of service providers, often recommendations from connections can be extremely useful or valuable. Yet there are many parties with a keen interest in a conveyancing transaction; estate agents, financial adviser and banks may suggest solicitors to instruct. On occasion these solicitors might be known to one of the organisations as being good in their field, but occasionally there may be a financial incentive behind the endorsement. You have the discretion to select your own conveyancer. However, bear in mind that the majority of banks specify a panel list of lawyers you are obliged to use for the lender aspect of your home move.
Am I better off to go with a Bexhill conveyancing solicitor in close proximity to the house I am buying? I have an old university friend who can carry out the legal formalities however they are based a couple of hundredkilometers drive away.
The benefit of a high street Bexhill conveyancing firm is that you can attend the office to execute paperwork, present your identification documents and apply pressure on them where appropriate. Having local Bexhill know how is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If other friends have used your friend and they were happy that must trump using an unfamiliar Bexhill conveyancing lawyer just because they are Bexhill based.
I today plan to offer on a house that seems to meet my requirements, at a great price which is making it all the more appealing. I have subsequently been informed that it's a leasehold rather than freehold. I am assuming that there are particular concerns buying a leasehold house in Bexhill. Conveyancing solicitors have not yet been instructed. Will they explain the issues?
The majority of houses in Bexhill are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are buying in Bexhill in which case you should be looking for a Bexhill conveyancing practitioner and be sure that they are used to transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a lessee you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example obtaining the freeholder’spermission to conduct alterations. It may be necessary to pay a service charge towards the upkeep of the estate where the property is part of an estate. Your lawyer will appraise you on the various issues.
I am the registered owner of a basement flat in Bexhill, conveyancing having been completed July 2008. How much will my lease extension cost? Similar flats in Bexhill with over 90 years remaining are worth £180,000. The ground rent is £65 invoiced every year. The lease finishes on 21st October 2085
With 59 years remaining on your lease we estimate the price of your lease extension to range between £20,900 and £24,200 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 provide the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.