We instructed a high street solicitor for our conveyancing in Kent today. Reviewing the Terms I notewe are on the hook for fees even where the transaction does not complete. Would I be best advised to appoint a web based conveyancing brokerage promoting no completion no cost conveyancing in Kent?
Generally there is a compromise along the lines that if "No Sale No Fee" is offered then the conveyancing charges will generally be uplifted to offset the conveyances that abort. Dont forget that such deals generally do not cover expenses e.g. Kent conveyancing search expenses.
IfI was to buy a freehold housein Kent for cash and have no survey and no conveyancing searches how much could I expect to to save on my conveyancing in Kent?
Any savings you would make will be isolated to the costs for searches. Your conveyancer still got to do everything else - money laundering, correspond with your sellers property lawyer, stamp duty return, register the property etc. You might save a bit for them not needing to register a mortgage however it will not be significant.
My Solicitor in Kent has never been on on the Chelsea Building Society Approved Panel. Can I still use my family solicitor notwithstanding that they are not on the Chelsea Building Society panel?
The limited options available to you here include:
- Complete the purchase with your existing Kent lawyers but Chelsea Building Society will need to instruct a solicitor on their panel. This will result in additional overall conveyancing fees as well as cause frustration.
- Choose a new solicitor to act in the conveyancing, obviously checking they are Chelsea Building Society approved.
- Persuade your Chelsea Building Society solicitor to seek to join the Chelsea Building Society panel
If you had a top tip for choosing a conveyancing solicitor in Kent what would it be?
It would be unwise to be seduced by the cheapest Kent conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am purchasing a property in Kent. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Santander be concerned?
Given that your lender is Santander your lawyer must check the conveyancing instructions outlined in Part 2 of UK Finance Lenders’ Handbook for Santander. The CML Handbook sets out minimum specifications for solar panel roof-space leases, and lawyers are required to report to Santander where a lease does not meet these specifications. The requirements relate to the installation of panels on properties nationwide and is not limited to Kent.
My wife and I are at the point of looking at houses in Kent and I am about to put in an offer. Is it sensible to have a solicitor on ‘stand by’? I am planning to take a mortgage with Co-operative.
It would be prudent to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. As you are getting a mortgage with Co-operative, ask your prospective lawyers if they are on the Co-operative conveyancing panel otherwise they can't do the mortgage legal work.
Will our lawyer be asking questions concerning flooding during the conveyancing in Kent.
Flooding is a growing risk for conveyancers dealing with homes in Kent. There are those who purchase a property in Kent, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Lawyers are not qualified to offer advice on flood risk, however there are a numerous searches that may be initiated by the purchaser or on a buyer’s behalf which will give them a better understanding of the risks in Kent. The conventional set of property information forms sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a standard inquiry of the owner to find out whether the property has suffered from flooding. If flooding has previously occurred which is not disclosed by the vendor, then a purchaser could issue a compensation claim as a result of such an inaccurate reply. A purchaser’s lawyers may also carry out an environmental search. This will disclose if there is any known flood risk. If so, additional inquiries will need to be made.
I would like to let out my leasehold flat in Kent. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?
A small minority of properties in Kent do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
Leasehold Conveyancing in Kent - A selection of Queries Prior to buying
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What is the maintenance charge and ground rent on the flat? Is there a share of the freehold? This information is helpful as a) areas could result in problems for the block as the common areas may start to deteriorate if services are not paid for b) if the tenants have a dispute with the running of the building you will wish to have full disclosure