The Romney conveyancing firm handling our Romney conveyancing has identified an inconsistency between the surveyor’s assumptions in the valuation survey and what is revealed within the title deeds. My solicitor has advised that he is duty bound to check that the bank is happy with this discrepancy and is content to go ahead. Is my conveyancer’s approach legitimate?
Your conveyancer must comply with the UK Finance Lenders’ Handbook provisions 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 both parties.
I am helping my mother sell her property in Romney. Does the conveyancer order an EPC or it is for the seller to see to?
Following the abolition of HIPs, energy assessments was maintained a compulsory element of moving property. An EPC should be to hand prior to the property being put on the market. This is not a task that lawyers ordinarily organise. If you are instructing a Romney conveyancing lawyer they may help arrange energy performance certificates given their relationships with reputable Romney providers
My bid for a property was accepted at auction in Romney. Conveyancing is necessary. What are my next steps?
Having exchanged you should choose a conveyancing solicitor soon as you will have a tight a fixed date to complete the purchase. Every auction property will have an associated auction pack. This should include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the auction pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You should hand this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that that you have the requisite funding in place to complete on the on the contractual date .
We expect to receive a DIP from Skipton this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Skipton recommend any Romney solicitors on the Skipton conveyancing panel, or is it better to go independently?
You will need to appoint Romney solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
Me and my brother purchased a renovated Edwardian house in Romney. Conveyancing lawyer acted for me and Halifax. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Romney and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with your conveyancing solicitor who conducted the work.
The estate agent has sent us the confirmation of our purchase of a new build flat in Romney. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Romney
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
I'm converting the mortgage on my existing property to a BTL loan with Virgin Money and intend to use the remaining equity as a down payment on a second house. The location we are talking about is Romney. Will your lawyers be able to act for the two banks and tie in the two deals?
Make use of our comparison tool on this page to check that the conveyancers are on the appropriate lender panels. Having checked that they are the conveyancer will be able to tie up the two conveyancing matters but you should talk with you conveyancer and make apparent your expectations and needs.
I am employed by a busy estate agency in Romney where we see a few leasehold sales jeopardised due to leases having less than 80 years remaining. I have been given contradictory information from local Romney conveyancing firms. Could you clarify whether the vendor of a flat can start the lease extension process for the buyer?
Provided that the seller has owned the lease 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 buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord 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 buyer.
Romney Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing
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Does the lease contain onerous restrictions? Does this lease have more than 90 years unexpired? The answer will be helpful as a) areas may cause problems in the block as the communal areas may begin to deteriorate where services are not paid for b) if the leaseholders have an issue with the running of the building you will need to know about it