I am in the market for a low cost property lawyer. Do I opt for a nationwide conveyancer as opposed to a family Edenbridge conveyancing lawyer?
Established third party relationships are another important factor to consider when choosing conveyancing lawyers. Edenbridge law firms often have connections with mortgage brokers and Edenbridge, local authorities, surveyors and other conveyancing firms meaning you will move in shortest possible time. Having vast insight into the local area also helps too.
Our Edenbridge conveyancer has spotted a difference when comparing the surveyor’s assumptions in the valuation survey and what is revealed within the legal papers for the property. My lawyer has advised that he must ensure that the bank is happy with this discrepancy and is content to go ahead. Is my lawyer’s course or action appropriate?
Your lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
My aunt passed away last year and as sole heir and executor I was left the property in Edenbridge. The house had a small mortgage left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Principality, pay off the mortgage. Is this possible?
Given you intend to re-mortgage then Principality will require that you use a conveyancer on the Principality conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Principality conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Principality mortgage is registered as a charge at the Land Registry.
What can a local search reveal concerning the house I am buying in Edenbridge?
Edenbridge conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations for instance PSG The local search is essential in every Edenbridge conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your new home. The search should provide information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.
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 should have been a simple, no chain conveyancing. Edenbridge is where the house is located. Can you shed any light on this issue?
Flying freeholds in Edenbridge are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Edenbridge you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Edenbridge may determine 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 residence.
Do you have any advice for leasehold conveyancing in Edenbridge from the perspective of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Edenbridge can be avoided where you appoint lawyers as soon as you market your property and ask them to collate the leasehold documentation needed by the buyers’ representatives. A minority of Edenbridge leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should notify your estate agents to make sure that the purchasers put in hand bank and professional references. The bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. You may think that you are aware of the number of years left on your lease but you should double-check via your solicitors. A purchaser's conveyancer will be unlikely to recommend their client to where the lease term is below 80 years. In the circumstances it is important at an as soon as possible that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale. Many freeholders or Management Companies in Edenbridge levy fees for providing management packs for a leasehold home. You or your lawyers should enquire as to the fee that they propose to charge. The management pack sought as soon as you have a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most common cause of delay in leasehold conveyancing in Edenbridge.
I invested in buying a 1st floor flat in Edenbridge, conveyancing having been completed 3 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Edenbridge with over 90 years remaining are worth £176,000. The ground rent is £50 yearly. The lease comes to an end on 21st October 2105
With only 80 years unexpired the likely cost is going to be between £8,600 and £9,800 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account 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 without first getting professional advice.