I am expecting a mortgage with Santander. My intention is to enlist the help of a Licensed Conveyancer in Sittingbourne. Does the Santander Conveyancing panel exclude Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
My grandson is about to exchange on a new build apartment in Sittingbourne with a home loan from Nationwide. His lawyer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The document is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Nationwide conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Nationwide conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My Solicitor in Sittingbourne has never been on on the Bank of Ireland Solicitor Panel. Is it possible for me to continue with my family solicitor even though they are excluded from the Bank of Ireland panel?
Your options are as follows:
- Carry on with your existing Sittingbourne solicitors but Bank of Ireland will need to use a solicitor on their list of acceptable firms. This will result in additional total legal fees as well as cause frustration.
- Get a new practitioner to to deal with the conveyancing, obviously checking they are Bank of Ireland approved.
- Try to convince your Bank of Ireland solicitor to seek to join the Bank of Ireland panel
I need some quick conveyancing in Sittingbourne as I am faced with a deadline to exchange contracts inside 4 weeks. Luckily I do not require a mortgage. Is it possible to avoid the conveyancing searches to save fees and time?
As you are not obtaining a home loan you have the choice not to do searches although no law firm would suggest that you don't. With lots of history conveyancing in Sittingbourne the following are examples of issues that can arise and therefore affect market value: Enforcement Actions, Outstanding Charges, Outstanding Grants, Unadopted Roads,...
I am buying a new build apartment in Sittingbourne. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Sittingbourne
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Forfeiture - bankruptcy or liquidation must not apply under this provision. There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
I work for a long established estate agency in Sittingbourne where we have witnessed a number of flat sales jeopardised as a result of leases having less than 80 years remaining. I have received inconsistent advice from local Sittingbourne conveyancing solicitors. Please can you confirm whether the seller of a flat can initiate the lease extension process for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Sittingbourne Leasehold Conveyancing - Examples of Questions you should consider before Purchasing
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In the main the cost for major works are not wrapped into the maintenance charges, albeit that there some managing agents in Sittingbourne ask leaseholders to contribute towards a sinking fund and this is used to offset against major works. Best to be warned if window replacement or some other significant cost is due shortly that will be shared between the tenants and will dramatically impact the level of the maintenance costs or result in a specific payment. How is the lease structured?