The Broadstairs conveyancing firm that I recently instructed on my purchase in Broadstairs have without warning closed. They were on acting for me because I had to have a firm on the Kent Reliance conveyancing panel and my family Broadstairs lawyer was not. I paid them funds in advance. What are my options?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Kent Reliance conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.
Will commercial conveyancing searches reveal impending roadworks that may impact a commercial site in Broadstairs?
Its becoming the norm that commercial conveyancing solicitors in Broadstairs will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Broadstairs. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Broadstairs.
For each commercial conveyancing transaction in Broadstairs it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to Broadstairs commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Broadstairs.
Me and my brother purchased a terraced Georgian property in Broadstairs. Conveyancing practitioner acted for me and Barclays Direct. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to read 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 Broadstairs and other areas of 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 your conveyancing practitioner who conducted the work.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Broadstairs is the location of the property. Is there any advice you can impart?
Flying freeholds in Broadstairs are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Broadstairs you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Broadstairs may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
What makes a Broadstairs lease defective?
There is nothing unique about leasehold conveyancing in Broadstairs. Most leases are individual and legal mistakes in the legal wording can result in certain clauses are erroneous. For example, if your lease is missing any of the following, it could be defective:
Repairing obligations to or maintain parts of the property
You could encounter difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Yorkshire Building Society, Bank of Scotland, and Barclays Direct all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, forcing the purchaser to pull out.
I inherited a leasehold flat in Broadstairs, conveyancing formalities finalised September 1999. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Broadstairs with a long lease are worth £186,000. The ground rent is £55 levied per year. The lease ends on 21st October 2074
You have 53 years left to run the likely cost is going to span between £27,600 and £31,800 as well as costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.
I have noted on numerous consumer advice websites that when choosing a conveyancing solicitors they need approved by your lender. It happens to be my first house move but I have an AIP with Santander and I already have a bricks and morter conveyancing lawyer in Broadstairs at the ready. Will Santander require an approved conveyancer to be instructed? If so, where do I find that list so I can appoint a conveyancing solicitor in Broadstairs?
You should use a solicitor that is on the Santander panel. Simply ring your preferred Broadstairs conveyancing solicitor to check if they are on the Santander panel. If they are not approved you have a number of alternatives open to you here:
- Carry on with your chosen Broadstairs solicitor but Santander will undoubtedly appoint a property lawyer on their approved list. This will result in additional charges together with probable delay.
- Appoint a fresh conveyancer to act in the purchase, obviously checking they are on the Santander conveyancing panel.
- Convince your solicitor to apply to join the lender panel.