Is the fact that my solicitor in Gravesend is not identified on my lender's conveyancing panel that there is a problem with the quality of her conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Gravesend conveyancing firm and enquire why they are no longer on the approved list for your bank.
At what point does exchange of contracts happen for sale conveyancing in Gravesend and am I required to attend the lawyers office?
If you are near to one of the conveyancing solicitors in Gravesend you are invited in to sign contracts. That being said, the lender approved solicitors we recommend provide a countrywide conveyancing service and provide just as comprehensive and professional a job for you when communicating with you digitally. The executing of the property agreement is not the important part. A signed contract is just a prerequisite for the solicitor to officially exchange when the time is right, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Gravesend)to be in the office available at the end of the phone to exchange contracts.
I am buying a new build flat in Gravesend. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Gravesend
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
My brother has urged me to instruct his conveyancers in Gravesend. Should I use them?
There are no two ways about it the best way to select a conveyancing solicitor is to get guidance from friends or relatives who have actually experience in using the solicitor you're contemplating using.
I am in need of some leasehold conveyancing in Gravesend. Before I get started I would like to find out the remaining lease term.
If the lease is registered - and almost all are in Gravesend - then the leasehold title will always include the short particulars 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.
Leasehold Conveyancing in Gravesend - A selection of Queries before Purchasing
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Who is in charge of the block? Many Gravesend leasehold apartments will be liable to pay a service charge for the upkeep of the building levied on behalf of the landlord. If you buy the apartment you will have to meet this contribution, usually periodically accross the year. This can differ from two or three hundred pounds to thousands of pounds for buildings with lifts and large common areas. There will also be a rentcharge to be met annual, normally this is not a large sum, say around £25-£75 but you should to enquire it because occasionally it can be many hundreds of pounds. Please inform me if there are any major works on the horizon that will likely add a premium to the maintenance fees?
After what seems like an age I have had an offer on an apartment in Gravesend agreed to, but there is a chain. The current proprietors have submitted an offer on a flat, but it’s not yet agreed to, and are looking at other properties booked. I have instructed a nearby conveyancing solicitor in Gravesend. What should be my next step? When should I get the mortgage application with Yorkshire BS going with Yorkshire BS?
It is usual to have concerns where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of £1k, then survey, Gravesend conveyancing search costs, etc). The first course of action is to ensure that your conveyancing practitioner is on the Yorkshire BS conveyancing panel. Concerning the next steps this very much depends on the uniqueness of your transaction, desire for the property and on the state of the market. In a hot market some purchasers will apply for the mortgage with Yorkshire BS and pay for the survey and only if it comes back ok would they pay their property lawyer to move forward with searches.