Much to our surprise we have been advised by our mortgage adviser that my Sheerness the law firm I have appointed is not on the mortgage company Solicitor panel. What can I do to be certain that this is indeed the case?
The first thing you need to do is to call your Sheerness conveyancer. You lawyer should inform you what has happened. Where they are not on the panel they may recommend you to a Sheerness conveyancing firm that is on the conveyancing panel for your bank.
I purchased a freehold property in Sheerness but nevertheless invoiced for 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 date back many centuries, but the Rent Charge Act 1977 barred the establishment of fresh 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 after 2037 is to be dispensed with completely.
I have been referred to a conveyancing solicitor in Sheerness. I I am struggling to find out whether they are accepted on the Platform Home Loans Ltd approved list of lawyers. Could you help?
The first thing to do is contact the conveyancer and enquire if they can act for the lender. Otherwise please get in touch with Platform Home Loans Ltd who may be able to assist.
This question may be naive but I am unexperienced as FTB of a two bedroom flat in Sheerness. Do I receive the keys to the property on completion from my solicitor? If so, I will use a High Street conveyancing solicitor in Sheerness?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the owner’s conveyancers, and once they have received this, you will be invited to receive the keys from the property Agents and start moving into the property. Usually this happens between 1 and 3pm.
I have paid off my mortgage with Nottingham. I assume I don't need a Sheerness conveyancer on the Nottingham panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
It is unclear whether my mortgage offer requires a lease extension. I have called into my local Sheerness building society branch on numerous occasions and was informed it wasn't an issue and they would lend. My Sheerness conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend in accordance with their specific requirements. I have no idea who is right.
The solicitor must comply with the CML Handbook section two requirements for your 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 left on the lease.
A relative advised me that if I am buying in Sheerness I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually included in the estimate for your Sheerness conveyancing searches. It is a large document of more than thirty pages, listing and setting out important information about Sheerness around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Sheerness Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data about Sheerness.
In my capacity as executor for the will of my uncle I am disposing of a residence in Monmouth but reside in Sheerness. My lawyer (who is 200 miles awayneeds me to execute a stat dec before the transaction finalising. Can you recommend a conveyancing solicitor in Sheerness who can witness and place their company stamp on the document?
strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are Sheerness based