It is a dozen years since I bought my home in Sheerness. Conveyancing solicitors have now been retained on the sale but I can't find my deeds. Will this jeopardise the sale?
Don’t worry too much. First the deeds may be retained by your lender or they could be in the possession of the solicitor who oversaw your purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Most conveyancing in Sheerness relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.
My lender has suggested solicitors on their panel based in Sheerness but I would rather instruct a conveyancing lawyer in Sheerness local to me. Are you able to assist?
Not all Sheerness conveyancing solicitors are on all lender’s conveyancing panel. Do make the most of our find an approved solicitor tool to choose a Sheerness conveyancing conveyancer on the on the mortgage company panel.
We are getting a further advance on our home loan from Kent Reliance as we wish to conduct improvements to our property in Sheerness. Are we obliged to select a local Sheerness solicitor on the Kent Reliance conveyancing panel to deal with the legals?
Kent Reliance don't usually require firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance panel.
It is unclear whether my lender requires a lease extension. I have telephoned my Sheerness building society branch on a couple of occasions and was advised it wasn't a problem and they would lend. My Sheerness conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend in accordance with their specific requirements. Who do I believe?
Provided that the conveyancing practitioner is on the lender panel, they must follow the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender 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.
About to purchase maisonette in Sheerness. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Sheerness conveyancing practitioner is on the Nottingham conveyancing panel.
What can a local search inform me concerning the house I am buying in Sheerness?
Sheerness conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company for instance Searchflow The local search plays an important role in many a Sheerness conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your property. The search will provide information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
I only have 72 years unexpired on my lease in Sheerness. I now want to extend my lease but my landlord is can not be found. What should I do?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to demonstrate that you have done all that could be expected to find the freeholder. In some cases a specialist would be useful to conduct investigations and to produce an expert document which can be used as proof that the freeholder is indeed missing. It is advisable to get professional help from a solicitor both on proving the landlord’s disappearance and the vesting order request to the County Court covering Sheerness.
Leasehold Conveyancing in Sheerness - A selection of Questions you should ask before Purchasing
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What is the maintenance charge and ground rent on the apartment? Is the freehold reversion owned jointly by the tenants? Make sure you find out if there is anything that is prohibited in the lease. For instance some leases prohibit pets being permitted in certain buildings in Sheerness. If you like the propertyin Sheerness but your cat can’t live with you then you will be presented with a difficult determination.
18 days into purchasing a house in Sheerness. Conveyancing lawyer has called to say the title is "Leasehold". Should this impact the salability of the house?
Sheerness conveyancing does not normally involve leasehold houses. The crucial consideration here is the remaining lease term and the ground rent. If it's 999 years with a nominal rent, it's virtually freehold, so it shouldn't impact the value too much.
At the other extreme, if it's, say, Sixty years it is bound to have a adverse effect on the value, and most likely wouldn't be mortgageable. The length of lease and ground rent will be specified in the lease provided to your conveyancing practitioner.