My financial adviser has asked me for my Canterbury lawyer’ panel member for the Nat West conveyancing panel. What is the best way to obtain this. I have contacted my local Canterbury branch but they don't know it.
You are best placed to get this information from your Canterbury conveyancer . They maintain a central record lender panel numbers.
Please explain the implications if my lawyer’s firm is expelled from the Lloyds Conveyancing panel ahead of completing my conveyancing in Canterbury?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
My relative recommended that if I am purchasing in Canterbury I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally included in the estimate for your Canterbury conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about Canterbury around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Canterbury Education with plans and statistics, Local Amenities and other useful information about Canterbury.
I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Canterbury is the location of the property. What do you suggest?
Flying freeholds in Canterbury are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Canterbury you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Canterbury may decide 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 property.
I am on look out for some leasehold conveyancing in Canterbury. Before I get started I require certainty as to the number of years remaining on the lease.
Assuming the lease is registered - and almost all are in Canterbury - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Canterbury Conveyancing for Leasehold Flats - Sample of Queries before buying
-
Generally speaking the cost for major works are not included within maintenance charges, albeit that some managing agents in Canterbury ask leasehold owners to contribute towards a reserve fund and this is used to offset against larger works. Be sure to find out if there is anything that is prohibited in the lease. By way of example it is very common in Canterbury leases that pets are not permitted in in a block in Canterbury. If you love the apartmentin Canterbury however your cat is not allowed to move with you then you have a very hard determination.
Partway through the sale of a leasehold flat in Canterbury. Conveyancing is fine but we have been asked to pay a fortune by the managing agents. To date we have issued a cheque for £295.50 for a leasehold management information and then another £200 plus VAT for additional questions raised by the buyers property lawyer.
You will not have any say over the extent of the fee for this information however the average costs for the information for Canterbury leasehold property is £355. When it comes to Canterbury conveyancing deals it is standard for the owner to pay for these charges. The landlord or their agents are not duty bound to answer such questions although many will be willing to do so - albeit often at exorbitant prices out of proportion to the work involved. Unfortunately there is no law that requires fixed fees for administrative tasks. Neither is there any statutory time limit by which they are obliged to issue answers.