Can you recommend a Santander allowed Sittingbourne conveyancing practice finish our home move within a very limited time frame? Am I best advised to choose a local Sittingbourne conveyancer or a factory type firm?
We can recommend some very good Sittingbourne conveyancing firms. Another option is to visit the main road in Sittingbourne. Visit a couple of law practices and request to speak with a conveyancing solicitor for a costs illustration. Discuss your requirements together with the reasons and get a commitment on your deadline. Select the lawyer that appears most efficient.
My fiance and I are hoping to buy a 2 bedroom flat in Sittingbourne with a residential mortgage from Halifax.We have a Sittingbourne conveyancing lawyer but Halifax says he's not on their "panel". It seems we have no choice but to instruct a Halifax panel solicitor or retain our high street solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that Halifax use our lawyer?
Unfortunately,no. The loan issued to you is subject to its terms and conditions, a common one being that conveyancers must be on the Halifax approved list. Until recently, most mortgage companies had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Halifax
I am buying a terrace house in Sittingbourne. The intention is to carry out an extension to the side at the property.Will the conveyancing process involve checks to ascertain if these alterations are permitted?
Your conveyancer should review the deeds as conveyancing in Sittingbourne can sometimes reveal restrictions in the title deeds which prohibit certain works or need the consent of a 3rd party. Certain additions require local authority planning consent and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
When it comes to mortgage companies such as RBS, do Sittingbourne lawyers have to pay a yearly amount to be on the list of approved solicitors?
We are not aware of any lender fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
I am purchasing a property in Sittingbourne. A rare aspect is that the roof has a solar panel. Leeds Building Society have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Leeds Building Society your lawyer must follow the conveyancing instructions set out in Part two of UK Finance Lenders’ Handbook for Leeds Building Society. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Leeds Building Society where a lease does not satisfy these requirements. The specifications relate to the installation of panels on properties in England and Wales and is not restricted to Sittingbourne.
2 months have elapsed since my purchase conveyancing in Sittingbourne concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm purchasing my first flat in Sittingbourne with the aid of help to buy. The builders would not budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent advised me not inform my solicitor about this extras as it would jeopardize my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I have just appointed agents to market my garden apartment in Sittingbourne. Conveyancing solicitors are to be appointed soon, however I have recently had a quarterly maintenance charge invoice – should I leave it to the buyer to sort out?
The sensible thing to do is discharge the maintenance contribution as normal because all rents and service invoices should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I acquired a 2 bed flat in Sittingbourne, conveyancing was carried out March 2008. Can you work out an approximate cost of a lease extension? Comparable properties in Sittingbourne with over 90 years remaining are worth £197,000. The ground rent is £55 per annum. The lease finishes on 21st October 2079
With just 54 years remaining on your lease we estimate the premium for your lease extension to range between £32,300 and £37,400 plus professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.