My friend's dad is a solicitor. I hope that I will receive preferential pricing for conveyancing, but if not, what kind of fees should I be expecting for conveyancing in Broadstairs?
It’s sensible to get two or three conveyancing quotes. Make use of our search tool on this site. You will notice that charges may contrast greatly but service levels do differ between law firms as is the case with most professions.
My husband and I are purchasing a newly built flat in Broadstairs and my lawyer is advising me that she has to the mortgage company to disclose incentives from the seller. I am nearing the developer’s deadline to exchange contracts and my preference is not to prolong the conveyancing. Is my lawyer right?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
It is a dozen years since I bought my home in Broadstairs. Conveyancing solicitors have recently been appointed on the sale but I can't track down my title deeds. Is this a problem?
You need not be too concerned. Firstly the deeds may be retained by the mortgage company or they may be archived with the lawyers who oversaw your purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. The vast majority of conveyancing in Broadstairs involves registered property but in the rare situation where your home is unregistered it adds to the complexity but is resolvable.
I have today made my last payment due on my mortgage with Virgin Money. I assume I don't need a Broadstairs conveyancing practitioner on the Virgin Money panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I am selling my flat. I had a double glazing fitted in January 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Barclays are being a right pain. The Broadstairs solicitor who is on the Barclays conveyancing panel is saying indemnity insurance will be fine but Barclays are requiring a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
At last I have had an offer on an apartment in Broadstairs agreed to, but there is a chain. The vendors have put an offer on a property, however it’s not been accepted yet, and have viewings of other apartments in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Broadstairs. What should be my next step? When do I get the mortgage application with Skipton started?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then valuation, Broadstairs conveyancing search costs, etc). The first course of action is to ensure that your solicitor is on the Skipton conveyancing panel. As to the next steps this very much dictated by the uniqueness of your case, attraction to this property and on the state of the market. During a buoyant market many buyers would apply for the mortgage with Skipton and arrange for the valuation and only if it was satisfactory would they pay their lawyer to proceed with the conveyancing in Broadstairs.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Broadstairs is the location of the property. Can you offer any advice?
Flying freeholds in Broadstairs are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Broadstairs you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Broadstairs may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
What makes a Broadstairs lease defective?
Leasehold conveyancing in Broadstairs is not unique. Most leases are drafted differently and drafting errors can sometimes mean that certain provisions are missing. The following missing provisions could result in a defective lease:
-
Clauses dealing with recovering service charges for expenditure on the building or common parts.
You may encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. National Westminster Bank, Chelsea Building Society, and Aldermore all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, obliging the buyer to withdraw.
I own a studio flat in Broadstairs, conveyancing formalities finalised in 2001. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Broadstairs with a long lease are worth £171,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease terminates on 21st October 2104
You have 79 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.