My previous conveyancer has sent a quote for just over a thousand pound for fixed fee conveyancing in Sandgate. I am selling a purpose built property for £150,000. Is this expensive? Is it in excess of the norm for conveyancing in Sandgate?
The charges are a bit high. If you are prepared to invest time comparing prices you could get the conveyancing a bit cheaper by say £100 plus VAT. That being said, you mightlive to rue opting for an an untested lawyer. Remember to ensure that the conveyancer can represent your bank. You can employ our search tool to locate a Sandgate conveyancing practice on the lender’s member panel which can often include conveyancing solicitors in Sandgate.
Me and my wife are purchasing our first house. Our lawyer has calledto enquire if we wish to purchase supplemental conveyancing searches. Unfortunately we in the dark as to what's necessary for conveyancing in Sandgate
The quantity and type of Sandgate conveyancing searches should be dictated primarily on the property, the location, the possibility of any of these risks, your familiarity of the locality and risks, your overall attitude to risk. What is important is that you properly comprehend what information the searches could provide. You may then make a decision if you consider that you need that information. If unsure, ask the solicitor to advise.
I purchased a freehold property in Sandgate but still pay rent, why is this and what is this?
It is rare for properties in Sandgate and has limited impact for conveyancing in Sandgate but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.
I am buying a property in Sandgate. A rare aspect is that the roof has a solar panel. Principality have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Principality your lawyer must follow the formal instructions contained in Section 2 of UK Finance Lenders’ Handbook for Principality. The Council of Mortgage Lenders’ Handbook includes minimum specifications for solar panel roof-space leases, and lawyers are required to report to Principality where a lease fails to comply with these conditions. The provisions relate to the installation of panels on properties nationwide and is not isolated to Sandgate.
I have a mortgage with TSB for my property in Sandgate. Conveyancing was finalised 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform TSB?
You must advise TSB in advance of renting your property as this is likely to be a breach of TSB’s mortgage conditions. It may be that TSB will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. It should not be necessary to do this via a TSB conveyancing panel lawyer.
Completion of my purchase has taken place for my property in Sandgate. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Sandgate is the location of the property. What do you suggest?
Flying freeholds in Sandgate are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Sandgate you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sandgate may ascertain 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 property.
My wife and I purchased a leasehold flat in Sandgate. Conveyancing and Birmingham Midshires mortgage organised. I have received a letter from someone claiming to own the reversionary interest in the property. It included a ground rent demand for rent dating back to 1995. The conveyancing solicitor in Sandgate who acted for me is not around. What should I do?
The first thing you should do is contact HMLR to make sure that this person is indeed the registered owner of the freehold reversion. It is not necessary to instruct a Sandgate conveyancing lawyer to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Sandgate Leasehold Conveyancing - A selection of Questions you should ask before buying
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The prefered form of lease arrangement is a share of the freehold. In this scenario the tenants have control and although a managing agent is often retained if it is bigger than a house conversion, the managing agent acts for the leaseholders themselves. Is anyone aware of any major works in the near future that could increase the maintenance costs? Its a good idea to discover as much as you can concerning the managing agents as they will either make living at the property much simpler or uncomfortable. Being a leasehold owner you are frequently in the clutches of the managing agents from a financial perspective and when it comes to every day issues such as the tidiness of the communal areas. You should not be shy to ask prospective neighbours what they think of their management. Finally, find out the dates that you are obliged pay the service charge to the managing agents and specifically what it includes.