Me and my partner are buying a flat in Sevenoaks. It might be a silly question but how we can trust a solicitor? On completion day we will need to deposit funds into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We expect to receive a OIP from Barclays 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 Barclays recommend any Sevenoaks solicitors on the Barclays conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Sevenoaks solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Sevenoaks building society branch on various occasions and was told it does not affect the mortgage offer and they will lend. My Sevenoaks conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend based on their specific requirements. I simply don't know who is right.
Provided that the conveyancing practitioner is on the bank panel, they must follow the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
Will our lawyer be raising enquiries regarding flooding during the conveyancing in Sevenoaks.
Flooding is a growing risk for lawyers specialising in conveyancing in Sevenoaks. Some people will acquire a property in Sevenoaks, fully expectant that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to give advice on flood risk, however there are a various searches that can be initiated by the purchaser or by their conveyancers which should figure out the risks in Sevenoaks. The standard information supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual question of the seller to determine if the property has historically flooded. If the premises has been flooded in past and is not notified by the vendor, then a purchaser could bring a compensation claim stemming from an inaccurate answer. A buyer’s conveyancers should also carry out an enviro search. This will indicate whether there is a recorded flood risk. If so, further inquiries should be carried out.
I got the keys to my flat on 11 March and the transaction details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Sevenoaks expressed confidence that it should be recorded inside ten days. Are transfers in Sevenoaks particularly slow to register?
As far as conveyancing in Sevenoaks registration is no faster or slower than the rest of England and Wales. Rather than based on location, timeframes can differ depending on the party submitting the application, whether there are errors and whether the Land registry communicate with any 3rd persons or bodies. At present approximately three quarters of submission are fully dealt with within 12 days but occasionally there can be extensive delays. Historically registration occurs after the purchaser is living at the premises therefore registration formalities is not always top priority yet where there is a degree of urgency associated with the registration then you or your lawyers should contact the land registry and explain the circumstances.
Given that I will soon spend hundreds of thousands of pounds on a property in Sevenoaks I wish to talk to a solicitor concerning theconveyancing in advance of instructing the firm. Can this be arranged?
We could not agree more - we would be delighted to talk to you we do not take any clients on without you speaking to the lawyer due to be doing your conveyancing in Sevenoaks.There is no ‘factory style conveyancing’ - each client is unique individual, not a case number. The solicitors that we put you in touch with believe that the fees you are provided with for your conveyancing in Sevenoaks should be the amount on the final invoice that you are charged.
I am four weeks into a freehold purchase having been directed to conveyancers by the selling agent to handle our conveyancing in Sevenoaks. We are not happy. Can you help me find new lawyers?
A solicitor would have to be really bad to suggest changing them. Has the mortgage been issued? In the event that it has you will need to advise them of the new contact details and get the mortgage documents are re-issued. Your new solicitor ideally should be on the banks panel to avoid supplemental expenses and complications. So that should be your first question of the new lawyers. Our find a solicitor tool can assist you in finding a bank approved solicitor for your home move in Sevenoaks
What are your top tips when it comes to choosing a Sevenoaks conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a property lawyer for your lease extension (regardless if they are a Sevenoaks conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you speak with several firms including non Sevenoaks conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be useful:
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What volume of lease extensions has the firm carried out in Sevenoaks in the last twenty four months? If the firm is not ALEP accredited then why not?
Sevenoaks Leasehold Conveyancing - Sample of Questions you should ask before buying
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What is the maintenance charge and ground rent on the property? Make sure you discover if there is anything that is prohibited in the lease. For instance it is fairly common in Sevenoaks leases that pets are not allowed in certain buildings in Sevenoaks. If you like the flatin Sevenoaks but your cat is not allowed to move with you then you will be presented with a difficult determination. In the main the outlay for major works are not included within service charges, albeit that there some managing agents in Sevenoaks ask tenants to contribute towards a sinking fund created for the specific purpose of building a fund for major repairs or maintenance.