I plan on buying property in Tenterden. My Solicitor has never been on on the lender solicitor panel. Am I still permitted to continue with my Tenterden conveyancing solicitor notwithstanding that they are excluded from the mortgage company panel?
Your options include
- Complete the purchase with your chosen Tenterden property lawyer but your lender will need to appoint a solicitor from their approved list. The net result is additional fees and likely delay.
- Appoint a fresh lawyer to act in the purchase, making sure they are on the mortgage company conveyancing panel.
- Convince your conveyancing practitioner to attempt to join the bank panel
When does exchange of contracts occur in residential conveyancing in Tenterden and do I need to be at the lawyers office?
If you are local to our conveyancing solicitors in Tenterden you are invited in to sign documents. However, the firms we recommend provide a countrywide conveyancing service and give as equally diligent and professional a job for you when dealing with you by post or email. The signing of the contract is not when everything is set in stone. Signing on the dotted line is just a prerequisite for the solicitor to exchange contracts at the appropriate time, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Tenterden)to be in the office available at the end of the phone to exchange contracts.
Should my lawyer be raising questions concerning flooding as part of the conveyancing in Tenterden.
Flooding is a growing risk for solicitors dealing with homes in Tenterden. There are those who acquire a property in Tenterden, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Solicitors are not best placed to give advice on flood risk, however there are a numerous searches that may be undertaken by the purchaser or on a buyer’s behalf which should figure out the risks in Tenterden. The conventional set of information sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard inquiry of the vendor to discover whether the premises has ever been flooded. If flooding has previously occurred and is not notified by the seller, then a purchaser could commence a compensation claim resulting from an inaccurate response. The purchaser’s conveyancers will also conduct an enviro search. This should disclose if there is a recorded flood risk. If so, further inquiries will need to be made.
I have justbecome aware that Wolstenholmes have closed. They carried out my conveyancing in Tenterden for a purchase of a freehold house 10 months ago. How can I establish that my home is not still registered in the name of the former proprietor?
The quickest method to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Tenterden conveyancing specialists.
In scouring the world wide web for the words conveyancing in Tenterden it brings up numerous property lawyerslocally. How do I determine which is the right solicitor for purchase transaction?
The preferential method of choosing a suitable conveyancer is through a trusted recommendation, so enquire of friends and those you trust who have purchased a property in Tenterden or a reputable estate agent or mortgage broker. Charges for conveyancing in Tenterden vary, so it's sensible to obtain at least four costs illustrations from varying types of companies. Dont forget to clarify what costs in the quote includes.
Having checked my lease I have discovered that there are only 62 years remaining on my lease in Tenterden. I now want to extend my lease but my landlord is can not be found. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. You will be obliged to prove that you or your lawyers have done all that could be expected to track down the landlord. For most situations an enquiry agent may be helpful to try and locate and prepare a report which can be accepted by the court as evidence that the landlord can not be located. It is advisable to get professional help from a property lawyer in relation to investigating the landlord’s disappearance and the vesting order request to the County Court overseeing Tenterden.
Tenterden Leasehold Conveyancing - Sample of Queries before buying
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Is the freehold reversion owned collectively by the tenants? If a Tenterden lease has fewer than eighty years it will affect the value of the flat. Check with your bank that they are willing to lend given the lease term. A short lease means that you will most likely need a lease extension sooner rather than later and it is worth finding out what this would cost. Remember, in most cases you will need to own the property for a couple of years before you are legally able to extend the lease. Many Tenterden leasehold flats will have a service charge for maintenance of the building levied by the management company. If you purchase the apartment you will have to meet this liability, normally in instalments throughout the year. This could vary from two or three hundred pounds to thousands of pounds for blocks with lifts and large communal areas. There will also be a ground rent for you to pay annual, this is usually not a large figure, say around £50-£100 but you should to check it because on occasion it can be many hundreds of pounds.