When does exchange of contracts occur in sale conveyancing in Kent and do I need to be at the conveyancers branch?
Where you are round the corner to one of the conveyancing solicitors in Kent you are invited in to sign contracts. That being said, the lender approved solicitors we work with provide a nationwide conveyancing service and give as equally detailed and professional a job for you when dealing with you digitally. The signing of the contract is not the critical part. Signing on the dotted line is just a prerequisite for the conveyancer to address the formalities when the time is right, which is ordinarily 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 Kent)to be in the office at the appropriate time.
Can I be sure that the Kent conveyancing solicitor on the Clydesdale panel is any good?
When it comes to conveyancing in Kent seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer conducting your transaction.
I am currently in the process of buying my council flat in Kent. I have a mortgage agreed with HSBC. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.
It is unclear whether my mortgage offer requires a lease extension. I have called into my local Kent bank branch on various occasions and was told they are content with the situation and they will lend. My Kent conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your property lawyer must comply with the Council of Mortgage Lenders’ Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Just acquired a terraced house in Kent , how long will it take for the Land Registry to record the transfer to my name? My Kent conveyancing solicitor has been very slow, so I want to check the land registry aspects are concluded.
As far as conveyancing in Kent is concerned, registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timeframes can vary subject to the party submitting the application, whether there are errors and if the Land registry need to notify any other persons or bodies. As of today roughly three quarters of submission are fully addressed in less than three weeks but some can be subject to extensive delays. Registration takes place after the new owner has moved in to the premises therefore registration formalities is not usually top priority yet if it is urgent that the the registration takes place urgently then you or your solicitor can communicate with the Registry to express the reasoning for the application to be prioritised.
I was recommended by a few selling agents in Kent to get a quote from a conveyancer using your seach tool. What’s the financial incentive for Estate Agents to offer your services ahead of alternative conveyancing organisations?
We don’t give any commission for directing people our way. We thought it would be too underhand to pay a commission because a client could think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
I need to instruct a conveyancing practitioner in Kent for my home move. Can I see a solicitor's record with the legal regulator?
You can see published Solicitor Regulator Association (SRA) decisions arising from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. For information about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The SRA may recorded telephone calls for training requirements.
My wife and I purchased a leasehold house in Kent. Conveyancing and Britannia mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1997. The conveyancing solicitor in Kent who acted for me is not around. Any advice?
The first thing you should do is make enquiries of the Land Registry to be sure that this person is in fact the new freeholder. It is not necessary to instruct a Kent conveyancing solicitor to do this as it can be done on-line for £3. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Kent Leasehold Conveyancing - A selection of Questions you should consider before Purchasing
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How much is the maintenance charge and ground rent on the property? It would be wise to discover as much as you can about the managing agents as they will either make living at the property much easier or problematic. As the proprietor of a leasehold property you are often at the mercy of the managing agents from a financial perspective and when it comes to practical matters like the tidiness of the common parts. Don't be afraid to ask other people if they are happy with them. In conclusion, investigate as to the dates that the maintenance charges are due to the appropriate party and specifically how they are spending that money. How long is the Lease?