I am purchasing a maisonette in Folkestone. My property lawyer has never been on on the bank conveyancing panel. Can I still retain my Folkestone conveyancing solicitor notwithstanding that they are not on the bank list of approved lawyers?
You have a number of choices available to you here
- Proceed with your chosen Folkestone solicitor but your lender will undoubtedly appoint a property lawyer from their conveyancing panel. This will result in additional fees together with likely frustration.
- Choose a new lawyer to act in the purchase, ensuring that they are on the mortgage company conveyancing panel.
- Convince your conveyancer to pull out all the stops to join the lender’s conveyancing panel
Can I be sure that the Folkestone conveyancing solicitor on the Yorkshire BS panel is any good?
When it comes to conveyancing in Folkestone seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor conducting your transaction.
I have paid off my mortgage with Clydesdale. I assume I don't need a Folkestone lawyer on the Clydesdale panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
Bank of Ireland have agreed my home loan in principle, my offer on a apartment in Folkestone has been accepted, what happens next?
The estate agent will need to know who your solicitors are (ensure that the property lawyers are on the bank’s approved list). Call up Bank of Ireland or your financial adviser and finish off any relevant documentation. Bank of Ireland will instruct a valuer who will get in touch with the selling agent or owners to arrange an appointment. Once conducted (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. Bank of Ireland 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 Folkestone.
A colleague recommended that where I am purchasing in Folkestone I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally quoted for as part of the standard Folkestone conveyancing searches. It is a large document of about 40 pages, listing and setting out important information about Folkestone around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Folkestone Education with plans and statistics, Local Amenities and other useful information regarding Folkestone.
I am looking for a leasehold apartment up to £235,500 and identified one near me in Folkestone I like with a park and railway links nearby, however it's only got 51 years on the lease. There is not much else in Folkestone suitable, so just wondered if I would be making a mistake buying a short lease?
Should you require a mortgage that many years may be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing 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. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
Do I need to be concerned that estate agents that I am dealing with are recommending a national conveyancing firm as opposed to a local Folkestone conveyancing practice?
As is the case with lots of service providers, often input from relatives can be extremely useful or valuable. But there are many parties with a vested interest in a conveyancing deal; estate agents, financial adviser and mortgage companies may put forward solicitors to appoint. On occasion the solicitors might be known to one of the organisations as being good in their field, but occasionally there may be a financial incentive behind the endorsement. You have the discretion to appoint your own conveyancer. Don't forget that most mortgage providers have an approved list of lawyers you have to use for the lender aspect of your conveyancing.
In searching the internet for the words cheap conveyancing in Folkestone it shows results of many conveyancerslocally. With so much choice what is the best way to find the right property lawyer for me?
The preferential way of seeking a suitable conveyancer is through a personal referral, so ask colleagues and family who have acquired a property in Folkestone or the respected estate agent or mortgage broker. Costs for conveyancing in Folkestone differ, so it's a good idea to obtain a minimum of four fee estimates from varying types of property lawyers. Make sure that you know that the fees are fixed.