We have very brash vendors who has recommended a preliminary agreement with a payment 6,000. Are such contracts appropriate for Sittingbourne conveyancing transactions?
Lock out contracts are agreements binding a property vendor and prospective acquirer granting the buyer the sole right to purchase the property for a certain period of time. Essentially, a lock out is a document specifying that you should be issued with a contract at a later time which is the main conveyancing contract. It is generally utilised for buyer assurance though in some cases, the owner may enjoy an upside from such agreements as well. There are numerous positives and negatives to using an agreement but you need to check with your solicitor but note that it may end up incurring extra in conveyancing fees. In light of these reasons these agreements are unusual when it comes to conveyancing in Sittingbourne.
When it comes to mortgage companies such as UBS, do Sittingbourne conveyancers face a yearly amount to be on the conveyancing panel?
We are unaware of any mortgage company fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
I am selling my flat. I had a double glazing fitted in October 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Aldermore are being a right pain. The Sittingbourne solicitor who is on the Aldermore conveyancing panel is saying indemnity insurance will be fine but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
After shopping around on the internet I have found a Sittingbourne solicitor having checked that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance 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. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Sittingbourne postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Sittingbourne.
I have been told that property searches are a common reason for hinderance in Sittingbourne conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not figure within the common causes of delays during the legal transfer of property. Searches are not likely to be the root cause of delay in conveyancing in Sittingbourne.
Despite weeks of looking the Title Certificate and documents to my property are lost. The lawyers who did the conveyancing in Sittingbourne 10 years ago are no longer around. What are my options?
Assuming the title is registered the information relating to your ownership will be held by the Land Registry with a Title Number. It is easy to perform a search at the Land Registry, find your house and obtain up to date copies of the Registered Entries for less than a fiver. If the title is Leasehold then the Land Registry will in most cases hold a certified duplicate of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Sittingbourne is the location of the property. Can you shed any light on this issue?
Flying freeholds in Sittingbourne are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Sittingbourne you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sittingbourne may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
What does commercial conveyancing in Sittingbourne cover?
Sittingbourne conveyancing for business premises covers a broad array of guidance, supplied by regulated solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.