My IFA has asked me for my Sheerness solicitor’s panel member for the Nat West conveyancing panel. What is the best way to obtain this. I have called my local Sheerness office but they don't know it.
Have you tried calling your Sheerness property lawyer about this?. Most Sheerness law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
I am need of leasehold conveyancing for a flat in a fairly new development (five years built) in Sheerness. The vast majority the flats have already been occupied. Do I need carry out the neighbourhood searches as part of conveyancing in Sheerness?
You are opening yourself up to an unnecessary risk in not carrying out Sheerness conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would absolutely advise in the strongest possible terms that your lawyer conducts them. If speed and price are top of your issues you should consider with your solicitor about the options such as contingency insurance available to you
I purchased a freehold premises in Sheerness yet pay rent, why is this and what is this?
It’s unusual for properties in Sheerness and has limited impact for conveyancing in Sheerness 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 have existed for many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.
We are expecting a mortgage offer soon. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to instruct their panel conveyancer as I would much rather use a Sheerness based conveyancing firm?
Do check but the the probability is that appoint one of their panel conveyancers where you want the "fee-free" deal. Speak to the lender and see if they make available a monetary alternative. Some mortgage companies have previously offered a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor near Sheerness.
I am buying a end of terrace house in Sheerness. We would like to convert the garage to an office at the property.Will the conveyancing process include checks to determine if these works were previously refused?
Your solicitor should review the deeds as conveyancing in Sheerness can on occasion identify restrictions in the title documents which prevent categories of alterations or necessitated the consent of another owner. Some extensions call for local authority planning permissions and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these things with a surveyor prior to committing yourself to a purchase.
I have today made my last payment due on my mortgage with Kent Reliance. I assume I don't need a Sheerness conveyancing practitioner on the Kent Reliance panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
Bank of Ireland have agreed my home loan in principle, my offer on a house in Sheerness has been accepted, what are the next steps?
Your estate agent will need to be informed of your conveyancer's details (ensure that the conveyancers are on the lender’s approved list). Call up Bank of Ireland or the financial adviser and finalise any relevant forms. Bank of Ireland will sellect a valuer who will get in contact with the estate agent or seller to schedule a time for the valuation to occur. Once conducted (assuming no problems) it takes approximately a week to receive the mortgage offer. Bank of Ireland will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Sheerness.
Do you have any top tips for leasehold conveyancing in Sheerness with the purpose of saving time on the sale process?
- Much of the delay in leasehold conveyancing in Sheerness can be reduced where you get in touch lawyers the minute you market your property and ask them to collate the leasehold documentation which will be required by the purchasers’ representatives. If you have had conflict with your freeholder or managing agents it is very important that these are settled before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a property where there is a current dispute. You will have to accept that you will have to discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is better to present the dispute as historic as opposed to unresolved. If you have carried out any alterations to the residence would they have required Landlord’s consent? In particular have you installed wooden flooring? Sheerness leases often stipulate that internal structural alterations or laying down wooden flooring calls for a licence issued by the Landlord acquiescing to such changes. If you dont have the approvals in place do not communicate with the landlord without contacting your lawyer first. If you hold a share in a the Management Company, you should ensure that you have the original share document. Obtaining a replacement share certificate can be a time consuming process and delays many a Sheerness conveyancing deal. Where a duplicate share certificate is needed, do contact the company officers or managing agents (where applicable) for this as soon as possible.
Sheerness Leasehold Conveyancing - Sample of Questions you should consider before buying
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It is important to be aware whether window replacement or some other major work is anticipated to be shared amongst the leasehold owners and could well materially increase the the service charges or necessitate a one off payment. On the whole the outlay for major works are not built into the maintenance charges, although there some managing agents in Sheerness obliged leaseholders to pay into a sinking fund and this is used to offset against larger works. Plenty Sheerness leasehold flats will incur a service charge for the upkeep of the building set on behalf of the freeholder. Should you acquire the property you will have to pay this liability, normally periodically accross the year. This may be anything from a couple of hundred pounds to thousands of pounds for blocks with lifts and large common areas. In all likelihood there will be a ground rent to be met yearly, this is usually not a large amount, say about £25-£75 but you should to enquire it because occasionally it can be many hundreds of pounds.