Unfortunately I am unable to travel far from Ashford. Please explain the reason why all Ashford solicitors aren't automatically on all bank panels?
Even though it may seem unfair for banks to restrict who can represent them, from the public’s or solicitor’s perspective, the other side of the coin is that lenders are increasingly anxious and consider it vital to protect them against illegal activities. As a result of this concern banks are limiting their panel of approved conveyancing lawyers to a size that they are happy to control.
IfI were to purchase a straightforward propertyin Ashford for cash and dispense with a survey and no local authority searches how much should I expect to have to pay for conveyancing in Ashford?
Any savings you would gain will be isolated to the costs for searches. Your conveyancer is required to do the vast majority of work - money laundering, liaising with the sellers solicitor, stamp duty return, register the ownership etc. A slight saving might be made by not needing to register a charge but it will not be meaningful.
We are buying a apartment in Ashford. It might be a silly question but how we can trust a lawyer? At some point we have to put funds into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am the only recipient of my late grandmother’s estate and I have everything in my name alone, including the my former home in Ashford. Conveyancing formalities meant that the Land Registry date was in September. I plan to dispose of the house. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship may be regarded the same way as though I had purchased the house in September. Is the property unsalable for six months?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. many mortgage companies would take a pragmatic view as this obligation is primarily there to pick up on the purchase and immediately sell or the wholesaling and assigning of property.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Ashford solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
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 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 Ashford postcode. As you are getting a mortgage with RBS, you could contact them to see if they have a list of approved surveyors in Ashford.
Me and my brother have a semi-detached Victorian property in Ashford. Conveyancing practitioner acted for me and The Mortgage Works. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold with the matching property. I thought I was buying a freehold how can I check?
You should review 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 Ashford and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with the conveyancing practitioner who completed the work.
Looking forward to complete next month on a studio apartment in Ashford. Conveyancing solicitors inform me that they report fully within the next couple of days. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Ashford should include some of the following:
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Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? Responsibility for repairing the window frames Information concerning the obligations in the lease to pay service charges - in respect of the block, and the more general rights a tenant enjoys Ground rent - what is payable and when is collected, and also know whether this will change in the future
Having spent years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Ashford. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most definitely. We are happy to put you in touch with a Ashford conveyancing firm who can help.
An example of a Lease Extension case for a Ashford flat is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case was in relation to 1 flat. The unexpired residue of the current lease was 82.93 years.
At long last a mortgage agreement from a mortgage company for the remortgage of my 4 bedroom maisonette is due within the next few days. Are you able to recommend an efficient remortgage conveyancing law firm in Ashford ?
This site is not designed to help in pursuit of the lowest fares for conveyancing in Ashford. Our aim is to provide value for money conveyancing but we do not aim to work with the cheapest lawyers. Avoid the trap of appointing brokers offering £99 conveyancing in Ashford.In your best case scenario, in going for cheap conveyancing, you will get what you pay for and at worst you will end up paying a lot in extras and still not receive the service required.