I am purchasing a property mortgage free in Broadstairs. I have resided for the last dozen years in Broadstairs. Conveyancing searches are a lot of money. As I know the area and road very well must I have all the conveyancing searches?
If you not getting a mortgage, then the vast majority of the Broadstairs conveyancing searches are at your discretion. Your lawyer will 'advise', perhaps strongly, that you should have searches done, but she has a professional duty to do this. One thing to take into account; if you are intend to dispose of the house one day, it will likely be be of importance to your prospective purchaser what the searches contain. On occasion houses with functional issues can still reveal unfavourable search results. A good conveyancing solicitor in Broadstairs will be able to give you some practical guidance concerning this.
Can you help - my lawyer advises that flying freehold insurance is necessary on my purchase. What is the level of cover for Broadstairs conveyancing?
The right level of flying freehold indemnity insurance depends on your lender. It would differ for example between Lloyds TSB Bank and Virgin Money. Conveyancing practitioners as opposed to borrowers take out such insurances.
Completion of my purchase has taken place for my property in Broadstairs. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I recently had an offer agreed on an apartment in Broadstairs. My financial adviser pressured me to appoint their lawyer. I paid an on account payment of £150. Soon after, the property lawyer contacted me embarrassingly acknowledging that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Will my lawyer be raising questions about flooding as part of the conveyancing in Broadstairs.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Broadstairs. Plenty of people will purchase a house in Broadstairs, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Solicitors are not qualified to offer advice on flood risk, but there are a various checks that may be carried out by the purchaser or by their lawyers which will give them a better appreciation of the risks in Broadstairs. The conventional set of completed inquiry forms given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a standard inquiry of the owner to discover whether the premises has historically flooded. In the event that the property has been flooded in past which is not revealed by the vendor, then a purchaser could issue a compensation claim resulting from an misleading answer. The purchaser’s solicitors may also carry out an environmental report. This should disclose if there is a recorded flood risk. If so, further inquiries will need to be conducted.
It has been five months following my purchase conveyancing in Broadstairs took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I have been on the look out for a leasehold apartment up to £305k and identified one near me in Broadstairs I like with amenity areas and transport links nearby, however it only has 61 years on the lease. There is not much else in Broadstairs for this price, so just wondered if I would be making a grave error buying a short lease?
Should you need a mortgage that many years may be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.
As co-executor for the estate of my uncle I am selling a residence in Monmouth but reside in Broadstairs. My conveyancer (approximately 260 miles from mehas requested that I sign a stat dec before the transaction finalising. Could you suggest a conveyancing practitioner in Broadstairs to attest this legal document for me?
Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are based in Broadstairs