Me and my partner are intending to acquire a 1 bedroom flat in Gillingham with a mortgage. We wish to retain our Gillingham conveyancer, however the lender advise he's not on their "panel". It appears that we have no choice but to instruct one of the lender panel solicitors or continue with our Gillingham lawyer as well as pay for one of their panel ones to represent them. We consider that this is inequitable; can we not require that the bank use our Gillingham conveyancing practitioner ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Gillingham conveyancing lawyer to apply to be on the conveyancing panel.
I require quick conveyancing in Gillingham as I have pressure to sign on the dotted line in less than one month. Thankfully I do not need a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?
As you are are a mortgage free purchaser you are at liberty not to have searches carried out although no lawyer would advise that you don't. With lots of history conveyancing in Gillingham the following are instances of issues that can show up and therefore impact market value: Refused Planning Applications, Outstanding Charges, Overdue Grants, Railway Schemes,...
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Gillingham is where the house is located. Can you offer any guidance?
Flying freeholds in Gillingham are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Gillingham you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gillingham may ascertain 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.
My husband and I are new on the property ladder - agreed a price, yet the selling agent informed us that the vendor will only issue a contract if we instruct the agent's recommended lawyers as they need a ‘quick sale’. Our preferred option is to instruct a high street solicitor with experience of conveyancing in Gillingham
We suspect that the owner is not behind this request. Should the vendor desire ‘a quick sale', taking such a hostile approach to a genuine buyer is is going to put the whole deal at risk. Try to communicate with the sellers directly and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you wish to move quickly (e)however you are going to instruct your own,trusted Gillingham conveyancing firm - not the ones that will earn their estate agent a introducer fee or achieve conveyancing targets set by HQ.
I am hoping to exchange soon on a leasehold property in Gillingham. Conveyancing lawyers have said that they will have a report out to me tomorrow. What should I be looking out for?
Your report on title for your leasehold conveyancing in Gillingham should include some of the following:
Responsibility to repair and maintain the main walls and foundations. It is important that you know which party is responsible the repair and maintenance of every part of the building The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. What options are available to the landlord where you breach a clause of your lease? You would want to receive a copy of the lease
I am the registered owner of a garden flat in Gillingham, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Equivalent flats in Gillingham with an extended lease are worth £227,000. The average or mid-range amount of ground rent is £50 per annum. The lease terminates on 21st October 2092
With only 72 years unexpired we estimate the premium for your lease extension to be between £9,500 and £11,000 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.
What should I expect to pay for conveyancing in Gillingham?
The amount you are levied for Gillingham conveyancing fees are likely to be calculated at:
- a set cost; or
- an hourly rate (i.e. the time spent on the particular case).
These days very few Gillingham conveyancing companies charge on time basis