We were about to choose a conveyancing solicitor in Sittingbourne endorsed on your site but have come across some other quotes via the web appear less pricey – how come?
One can find lots of conveyancing companies advertising theoretically looks to be very low prices. We suggest that you give due consideration about how much you respect your own move to want to be penny wise pound foolish concerning the quality of the conveyancing. Some hide extras well inside the terms of engagement. The conveyancers that we list for conveyancing in Sittingbourne will notbehave this way.
I purchased a freehold property in Sittingbourne but nevertheless charged rent, why is this and what is this?
It’s unusual for properties in Sittingbourne and has limited impact for conveyancing in Sittingbourne 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 establishment of new rentcharges from 1977 onwards.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.
I have paid off my mortgage with Leeds Building Society. I assume I don't need a Sittingbourne property lawyer on the Leeds Building Society panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Leeds Building Society 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 Leeds Building Society mortgage from the register. Leeds Building Society, 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 Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
The formalities of my remortgage has taken place for my property in Sittingbourne. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that 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.
Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Sittingbourne solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Sittingbourne surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I am selling our property in Sittingbourne and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any high street Sittingbourne lawyer would know that there is no such problem. For the life of me I don't know why the purchasers used an online conveyancing firm rather than a conveyancing solicitor in Sittingbourne. We have lived in Sittingbourne for three years we know that this is a non issue. Should we contact our local Authority to seek clarification that there is no issue.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
In what way does the Landlord & Tenant Act 1954 affect my business offices in Sittingbourne and how can you help?
The 1954 Act gives security of tenure to commercial leaseholders, giving them the a statutory right to apply to court for a new tenancy and remain in occupation when the lease comes to an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and assist with commercial conveyancing in Sittingbourne
I need to instruct a conveyancing solicitor in Sittingbourne for my home move. Is there any facility to review a firm’s record with the profession’s regulator?
One can read presented Solicitor Regulator Association (SRA) determinations arising from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. For information Pre 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The regulator could monitor telephone calls for training purposes.