Our Northfleet solicitor has identified an inconsistency when comparing the information in the home valuation report and what is revealed within the legal papers for the property. My lawyer has advised that he is duty bound to check that the lender is happy with this discrepancy and is still content to lend. Is my conveyancer’s approach legitimate?
Your conveyancer 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 wife and I have organised a further advance on our mortgage from Yorkshire BS as we want to conduct a loft conversion to our house in Northfleet. Are we obliged to appoint a bricks and mortar Northfleet solicitor on the Yorkshire BS conveyancing panel to deal with the legals?
Yorkshire BS don't usually instruct a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS list.
I am buying a property in Northfleet. One unusual aspect is that the roof has a solar panel. HSBC have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is HSBC your lawyer must comply with the formal instructions set out in Part two of UK Finance Lenders’ Handbook for HSBC. The Council of Mortgage Lenders’ Handbook includes minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to HSBC where a lease fails to meet these provisions. The conditions relate to the installation of panels on properties nationwide and is not isolated to Northfleet.
I am currently in the process of buying my council flat in Northfleet. I have a mortgage agreed with Coventry BS. 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 have 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 Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.
Are there restrictive covenants that are commonly identified during conveyancing in Northfleet?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Northfleet. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Northfleet is where the house is located. Can you offer any assistance?
Flying freeholds in Northfleet are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Northfleet you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Northfleet 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 premises.
What is different about your site and other web based conveyancing solicitors for conveyancing in Northfleet?
At this site receive a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that appreciates the nuances of your conveyancing in Northfleet. As opposed to estate agents and brokerage sites we do not operate referral deals with solicitors. Many agents and online brokers 'recommend' the firm that pays the most per referral, as opposed to the best value conveyancing in Northfleet
If all goes to plan we aim to complete our sale of a £400,000 maisonette in Northfleet in six days. The managing agents has quoted £396 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge an administration fee for a flat conveyance in Northfleet?
Northfleet conveyancing on leasehold flats typically involves fees being invoiced by management companies :
-
Completing conveyancing due diligence enquiries
Where consent is required before sale in Northfleet
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I own a studio flat in Northfleet, conveyancing formalities finalised in 2009. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Northfleet with over 90 years remaining are worth £202,000. The ground rent is £55 levied per year. The lease comes to an end on 21st October 2081
You have 56 years left to run the likely cost is going to range between £29,500 and £34,000 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.