My IFA requires my Folkestone law firm’s panel reference for the Nationwide conveyancing panel. What is the best way to obtain this. I have called my local Folkestone office but they cant find it on their system.
Have you tried speaking to your Folkestone solicitor about this?. They should have a central record lender panel numbers.
I require conveyancing for an apartment in a fairly new development (seven years built) in Folkestone. 95% of the appartments have already been disposed of. Do I need carry out the conveyancing searches for my conveyancing in Folkestone?
If you getting a mortgage, your mortgage company will need some (many) of the searches so you'll have no choice. If not, then Folkestone conveyancing searches are for you to decide upon. Your solicitor, will ’encourage’, perhaps strongly, that you should not go ahead without searches, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you demand that your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Folkestone.
We see that you have a search directory listing law firms on the TSB conveyancing panel. Do firms pay you a referral fee if I retain them for our own conveyancing in Folkestone?
We are a listing service only for law firms wishing to communicate if they are on the TSB conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Folkestone.
Should our lawyer be raising questions about flooding as part of the conveyancing in Folkestone.
The risk of flooding is if increasing concern for lawyers conducting conveyancing in Folkestone. There are those who buy a house in Folkestone, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Lawyers are not best placed to offer advice on flood risk, however there are a numerous searches that can be initiated by the buyer or by their lawyers which will figure out the risks in Folkestone. The standard information supplied to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard question of the seller to determine whether the premises has historically flooded. In the event that the premises has been flooded in past which is not notified by the seller, then a buyer could bring a claim for damages stemming from an misleading answer. A buyer’s solicitors will also carry out an enviro search. This should indicate if there is a recorded flood risk. If so, additional investigations will need to be conducted.
I only have 68 years remaining on my lease in Folkestone. I now wish to get lease extension but my landlord is absent. What are my options?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to locate the lessor. For most situations a specialist may be helpful to carry out a search and to produce an expert document to be accepted by the court as proof that the landlord is indeed missing. It is advisable to get professional help from a solicitor in relation to proving the landlord’s absence and the application to the County Court covering Folkestone.
I acquired a garden flat in Folkestone, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Folkestone with an extended lease are worth £180,000. The average or mid-range amount of ground rent is £65 levied per year. The lease expires on 21st October 2084
With 59 years unexpired we estimate the price of your lease extension to be between £20,900 and £24,200 as well as costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.
I am thinking of using a web based property lawyer rather than a Folkestone conveyancing firm. Should I ‘stay local’?
Numerous benefits exist in being able to attend a local Folkestone conveyancing solicitor such as
- signing papers on short notice
- often being able to see someone face-to-face can make a significant difference, particularly for more complex transactions
- the ability to raise concerns if matters need to addressed
When analysing estimates, look carefully for hidden extras. The majority decent Folkestone high street solicitors give an all-inclusive figure. Many online agents appear to offer discounted prices, yet have hidden 'extras' in the fine print.