It has come to my attention via my broker that my Herne Bay solicitor is not on the lender Conveyancing panel. What can I do to be sure that this is correct?
Your first step should be to call your Herne Bay lawyer directly. You lawyer should inform you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
I have given 2 months notice to my existing landlord and must be out of my let out property in Herne Bay by 16/2/2026. Conveyancing on my purchase is underway. Is it possible to complete in 5 weeks as I wish to avoid having to find temporary accommodation?
It is unwise to provide notice on a rental unless your lawyer suggests that you should. Assuming that you have not previously done so, notify to your conveyancer and ask them to they apply pressure on the sellers lawyers, try to a target completion date that everyone will work towards
When will exchange of contracts occur in domestic conveyancing in Herne Bay and am I required to attend the lawyers branch?
Where you are near to one of the conveyancing solicitors in Herne Bay you are welcome to attend to sign the paperwork. That being said, the law practices we recommend supply a national conveyancing service and provide just as comprehensive and professional a job for you when dealing with you electronically. The executing of the purchase agreement is not the important part. A signed contract is necessary for the firm to address the formalities when the time is right, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Herne Bay)to be in the office available at the end of the phone to exchange contracts.
How does conveyancing in Herne Bay differ for newly converted properties?
Most buyers of new build or newly converted property in Herne Bay approach us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is completed. This is because builders in Herne Bay typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Herne Bay or who has acted in the same development.
I decided to have a survey carried out on a property in Herne Bay prior to instructing conveyancers. I have been advised that there is a flying freehold aspect to the house. Our surveyor has said that some lenders tend refuse to issue a loan on this type of premises.
It depends who your proposed lender is. Lloyds has different requirements for example to Nationwide. Should you wish to call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Herne Bay. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Herne Bay to see if the conveyancing will be more expensive.
I work for a long established estate agent office in Herne Bay where we see a number of flat sales derailed as a result of leases having less than 80 years remaining. I have been given inconsistent advice from local Herne Bay conveyancing solicitors. Could you shed some light as to whether the vendor of a flat can instigate the lease extension formalities for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Leasehold Conveyancing in Herne Bay - Sample of Questions you should ask Prior to Purchasing
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Plenty Herne Bay leasehold flats will incur a service charge for maintenance of the building levied by the management company. If you acquire the property you will have to meet this liability, usually quarterly during the year. This could be anything from two or three hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. In all likelihood there will be a ground rent for you to pay yearly, this is usually not a large figure, say approximately £50-£100 but you should to enquire as sometimes it could be prohibitively expensive. Is there a share of the freehold? It would be prudent to discover as much as you can about the managing agents as they will either make your life much easier or uncomfortable. As the proprietor of a leasehold property you will be at the mercy of the managing agents from a financial perspective and when it comes to every day matters like the cleanliness of the common parts. You should not be shy to ask prospective neighbours what they think of them. Finally, investigate as to the dates that the maintenance fees are due to the relevant party and specifically what you get for your money.