I am hoping to receive a mortgage offer from Lloyds. I hope to use a Licensed Conveyancer in Ashford Kent. Does the Lloyds Conveyancing panel exclude conveyancers regulated by the CLC?
The Lloyds conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
is it true that all Ashford Kent conveyancing solicitors on the Virgin Money conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Virgin Money conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Some lenders do list licenced conveyancers on their panel in which case such organisation would be overseen by the Council of Licensed Conveyancers.
I am due to exchange contracts on my apartment. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Leeds Building Society are being a right pain. The Ashford Kent solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.
Santander have agreed my mortgage in principle, my offer on a flat in Ashford Kent has been accepted, now what?
The property agent will need to know who your solicitors are (be sure the solicitors are on the lender’s approved list). Telephone Santander or the financial adviser and finish off any relevant documentation. Santander will appoint a valuer who will get in contact with the selling agent or owners to schedule an appointment. Once carried out (assuming no problems) it takes about a fortnight to get a mortgage offer. Santander will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Ashford Kent.
Despite weeks of looking the Title Certificate and documents to my property are lost. The solicitors who did the conveyancing in Ashford Kent 10 years ago have long since closed. Will I be able to sell the house?
As long as you have a registered title the details of your ownership will be documented by the Land Registry with a Title Number. It is easy to execute a search at the Land Registry, find your house and order current copies of the property title for less than a fiver. If the title is Leasehold then the Land Registry will usually hold a certified duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
How does conveyancing in Ashford Kent differ for newly converted properties?
Most buyers of new build residence in Ashford Kent approach us having been asked by the developer to sign contracts and commit to the purchase even before the house is constructed. This is because developers in Ashford Kent typically purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Ashford Kent or who has acted in the same development.
Due to the guidance of my in-laws I had a survey completed on a house in Ashford Kent ahead of retaining lawyers. I have been advised that there is a flying freehold element to the property. The surveyor advised that some lenders tend refuse to grant a mortgage on this type of house.
It depends who your proposed lender is. HSBC has different requirements for example to Birmingham Midshires. Should you wish to call us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Ashford Kent. Conveyancing may be slightly more expensive based on your lender's requirements.
Given that I am about to spend 450k on a house in Ashford Kent I wish to have a conversation with the conveyancer concerning thetransaction before appointing the firm. Can this be arranged?
This is something that we encourage - we would be happy to talk to you we do not take any clients on without you liaising with the lawyer due to be conducting your conveyancing in Ashford Kent.There is no ‘factory style conveyancing’ - each client is unique individual, not a case number. The law firms that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Ashford Kent should be the figure that you end up paying.