We are acquiring our first property. The solicitor has texted usto enquire if we want to purchase extra conveyancing searches. We are really unsure what's relevant for conveyancing in Canterbury
The extent of Canterbury conveyancing searches depends primarily on the premises, the location, the likelihood of any of these risks, your familiarity of the locality and risks, your general attitude to risk. What is important is that you adequately comprehend what information the searches could provide. Then you can decide if you consider that you need that information. If unsure, ask your conveyancer to guide you.
We are hoping to buy a purpose built flat in Canterbury with a mortgage from Platform Home Loans Ltd.We like our Canterbury conveyancing solicitor but Platform Home Loans Ltd advised that her practice is not listed on their "panel". It seems we are left with little choice but to instruct a Platform Home Loans Ltd panel firm or keep our local solicitor and fork out for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that Platform Home Loans Ltd use our lawyer?
No, not really. The mortgage issued to you contains terms and conditions, a common one being that conveyancers will be on the Platform Home Loans Ltd approved list. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Platform Home Loans Ltd
I am assisting my mother sell her house in Canterbury. Does the conveyancer arrange the EPC or it is for the seller to see to?
After the abolition of Home Information Packs, energy performance certificates was kept a mandatory element of moving property. An energy assessment needs to be commissioned before the property is advertised. It is not as aspect of the sale process that conveyancers normally arrange. If you are instructing a Canterbury conveyancing lawyer they may be able to arrange energy assessments due to their contacts with long established Canterbury accredited person
My wife and I buying a terrace house in Canterbury. The intention is to an extension at the rear at the property.Will legal work on the property involve enquiries to determine if these alterations are allowed?
Your property lawyer will review the registered title as conveyancing in Canterbury will occasionally reveal restrictions in the title documents which restrict categories of alterations or require the permission of a 3rd party. Certain extensions require local authority planning permissions and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
I am selling my apartment. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nottingham are being pedantic. The Canterbury solicitor who is on the Nottingham conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham 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.
2 months have gone by following my purchase conveyancing in Canterbury completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a straight forward, chain free 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 must be sure that your lawyer goes through the deeds diligently. Your lender 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 premises.
What are your top tips when it comes to finding a Canterbury conveyancing firm to carry out our lease extension conveyancing?
When appointing a property lawyer for lease extension works (regardless if they are a Canterbury conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with two or three firms including non Canterbury conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be helpful:
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What are the costs for lease extension conveyancing? How familiar is the practice with lease extension legislation?
I own a split level flat in Canterbury, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Canterbury with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £50 per annum. The lease comes to an end on 21st October 2093
You have 68 years left to run the likely cost is going to be between £9,500 and £11,000 plus legals.
The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.