I chose a Romney based firm for our conveyancing in Romney today. Looking through the Terms I seewe are responsible for fees even if the sale doesn't happen. Would I be best advised to use an internet solicitor practice promising no completion no charge conveyancing in Romney?
It is usually a trade off in that if "No Sale No Fee" is offered then the conveyancing charges will generally be uplifted to counteract the transactions that abort. Please beware that these offerings rarely protect you from expenditure such your Romney conveyancing search fees.
Forgive me if this question is silly but I am wet behind the ears as FTB of a two bedroom flat in Romney. Do I receive the keys to the house on the completion date from my conveyancer? If so, I will appoint a High Street conveyancing solicitor in Romney?
On the day of completion you do not need to attend the conveyancers office in Romney. Conveyancing lawyers for you will arrange to send the purchase money to the owner’s solicitors, and shortly after the monies have arrived, you will be able to receive the keys from the Estate Agents and start moving into the property. Usually this occurs between 1 and 3pm.
A colleague informed me that in buying a property in Romney there could be various restrictions prohibiting external alterations to the property. Is this right?
We are aware of anumerous of properties in Romney which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Romney should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My husband and I have organised a further advance on our mortgage from Santander as we intend to carry out renovations to our house in Romney. Do we need to choose a high street Romney solicitor on the Santander conveyancing panel to deal with the paperwork?
Santander do not ordinarily instruct a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander list.
Should commercial conveyancing searches disclose planned roadworks that could impact a commercial property in Romney?
Its becoming the norm that commercial conveyancing solicitors in Romney will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Romney. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Romney.
For each commercial conveyancing transaction in Romney it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can cause delays to Romney commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Romney.
I opted to have a survey done on a house in Romney prior to appointing conveyancers. I have been told that there is a flying freehold overhang to the house. The surveyor has said that some banks tend not issue a loan on a flying freehold premises.
It varies from the lender to lender. Santander has different instructions for example to Halifax. If you call us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Romney. Conveyancing may be slightly more expensive based on your lender's requirements.
Having had my offer accepted I require leasehold conveyancing in Romney. Before diving in I require certainty as to the remaining lease term.
If the lease is registered - and 99.9% are in Romney - then the leasehold title will always include the basic details 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.
I bought a studio flat in Romney, conveyancing formalities finalised 9 years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Romney with a long lease are worth £197,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease runs out on 21st October 2080
You have 55 years unexpired we estimate the premium for your lease extension to span between £31,400 and £36,200 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.
Myself and my husband have just had an offer agreed on a property and had an appointment on Tuesday with HSBC for the mortgage. They warned me that when it comes to choosing a conveyancing practitioner that unless they are on their approved list of lawyers then we will have to pay out an additional fee of about two hundred pounds. This is because they would then have to instruct a property lawyer to act for them in addition to the one we choose to act for ourselves and we are liable for their costs. I have requested HSBC to furnish me with a list so I can request quotes only from their approved solicitors but was told that I need to check with each individual lawyer to see if they are on the panel. Is there a simple way of finding out who is on a lender panel?
You should ask HSBC what their criteria for panel membership is for a solicitor.Thereafter ask the solicitor of your choice whether they meet the criteria and have they acted on mortgages for HSBC before. Where the answer to those is yes, then just clarify this with HSBC. Another option is to use our search facility and we may be able to find you a conveyancing practitioner in Romney on the panel for HSBC.