My solicitor has identified a defect with the lease for the apartment we are purchasing in Folkestone. The other side have put forward defective title insurance as a solution. We are content with insurance and will pay for it. Our lawyer says that he must be satisfied that the lender is content with this solution. Are we the client or is the mortgage company ?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancer will have no choice but to discontinue acting for you.
What is the optimum way to discover of the solicitor handling my conveyancing in Folkestone is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Accord Mortgages Ltd thus paying £175.00 in supplemental legal invoice.
You should make the most of the find a conveyancing panel solicitor tool on this site. Please choose the mortgage company and type ‘Folkestone’ or your location and you will discover a number of lawyer located in Folkestone or by proximity to you.
My bid for a property was accepted at auction in Folkestone. Conveyancing is necessary. What are my next steps?
Now that you have to all intents and purposes signed on the dotted line you should instruct a conveyancing lawyer soon as you are faced with a fast approaching deadline in which to complete the property. An auction property will have an associated auction pack. This will include most,if not all of the paperwork that your lawyer will need. If you have purchased leasehold property the auction papers should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You need to give this to the lawyer working for you at the earliest opportunity. Do make sure that your finances are in place to complete the transaction on the set completion date.
I currently have a mortgage with UBS for my property in Folkestone. Conveyancing has been completed months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform UBS?
Your original mortgage agreement with UBS will provide that you need their approval before letting out your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. It should not be necessary to do this via a UBS conveyancing panel firm.
I am selling my flat. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Santander are being difficult. The Folkestone solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.
What makes your site different to other web based conveyancing brokers when it comes to conveyancing in Folkestone?
At this site secure a fixed fee quote via a Solicitor or Licensed Conveyancer that appreciates the nuances of your conveyancing in Folkestone. Unlike many estate agents and many comparison sites we do not operate referral deals with solicitors. Many agents and online brokers 'recommend' the firm paying the highest kickback, rather than the best value conveyancing in Folkestone
My husband and I are a couple of weeks into a freehold purchase having been directed to a firm by the selling agent to perform conveyancing in Folkestone. I am am starting to be disappointed with the level of service. Could you help me find new solicitors?
They would have to be very poor in order to consider changing them. Has your mortgage offer been generated? If so you will need to make them aware of the new contact details and have the loan are re-issued. The conveyancer needs to be on the lenders panel to avoid added costs and delays. So that should be your first question of the new solicitors. Our find a solicitor tool can assist you in finding a bank approved lawyer for your conveyancing in Folkestone
I only have Seventy years unexpired on my flat in Folkestone. I now want to extend my lease but my freeholder is missing. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. You will be obliged to demonstrate that you or your lawyers have made all reasonable attempts to track down the landlord. For most situations a specialist should be helpful to conduct investigations and to produce a report which can be used as proof that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer both on proving the landlord’s disappearance and the vesting order request to the County Court covering Folkestone.
Folkestone Conveyancing for Leasehold Flats - A selection of Queries Prior to buying
Are any of leasehold owners in arrears of their service charge liability? The prefered form of lease structure is a share of the freehold. In this situation the lessees benefit from being in charge if their destiny and notwithstanding that a managing agent is often retained where it is larger than a house conversion, the managing agent acts for the leaseholders themselves. For many Folkestone leaseholds the outlay for major works are not wrapped into the service charges, although there some managing agents in Folkestone ask leasehold owners to contribute towards a reserve fund and this is used to offset against larger repairs or maintenance.