My wife and I are purchasing a 1 bedroom apartment in Whitstable with a mortgage. We have a Whitstable lawyer, however the mortgage company says she’s not on their "panel". We have to appoint one of the bank panel firms or keep our Whitstable conveyancing practitioner and pay for one of their panel lawyers to represent them. We regard this is inequitable; are we not able to require that the mortgage company use our Whitstable property lawyer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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 Whitstable conveyancing lawyer to apply to be on the conveyancing panel.
Is there a search tool that I can utilise to discover of the solicitor conducting my conveyancing in Whitstable is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Aldermore thus paying £192.00 in another set of legal invoice.
Please do take advantage of the search tool on this page. Pick the lender and type ‘Whitstable’ or your location and you will see a number of lawyer located in Whitstable or near you.
I can see plenty of information on this site concerning conveyancing in Whitstable but can you isolate your top tip for finding the right conveyancer in Whitstable
We would encourage you not to go for the cheapest Whitstable conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
My husband and I are spending time viewing houses in Whitstable and I am now considering a potential offer. Should I already have a lawyer appointed at this point? I will be getting a mortgage with Yorkshire BS.
It would be wise to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. Given that you are seeking a mortgage with Yorkshire BS, ask your prospective lawyers if they are on the Yorkshire BS conveyancing panel otherwise they can't do the mortgage legal work.
After shopping around on the internet I have found a Whitstable conveyancer having checked that they are on the RBS conveyancing panel. Does my lawyer arrange the survey of the property?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS 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 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 Whitstable postcode. As you are getting a mortgage with RBS, you could contact them to see if they have a list of approved surveyors in Whitstable.
I purchased a 4 bedroom Georgian property in Whitstable. Conveyancing lawyer acted for me and The Royal Bank of Scotland. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold under the matching property. Is it worth asking The Royal Bank of Scotland to clarify?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Whitstable and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing lawyer who completed the work.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Whitstable. 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 conveyancing.
Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Whitstable
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
I have been on the look out for a flat up to £195,000 and found one round the corner in Whitstable I like with amenity areas and railway links in the vicinity, however it's only got 61 years unexpired on the lease. I can't really find anything else in Whitstable for this price, so just wondered if I would be making a grave error buying a short lease?
Should you require a home loan that many years will be problematic. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.