Should conveyancers request money on account for my conveyancing in Hawkhurst?
If you are buying a property in Hawkhurst your solicitor will ask you place them with funds to cover the search fees. This will be the total of the cost of the conveyancing searches. If any down payment is payable against the purchase price then this will be needed immediately prior to contracts are exchanged. Any further balance that is due will be payable shortly before completion.
This question may be naive but I am wet behind the ears as a 1st time purchaser of a garden flat in Hawkhurst. Do I collect the keys to the house on the completion date from my lawyer? If this is the case, I will appoint a High Street conveyancing solicitor in Hawkhurst?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the vendor’s conveyancers, and once they have received this, you will be called to collect the keys from the property Agents and start moving into the property. This tends to happen early afternoon.
Can I be sure that the Hawkhurst conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Hawkhurst getting recommendations is a sensible 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 advocate that you speak with the lawyer handling your conveyancing.
I am selling my house. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Virgin Money are being a right pain. The Hawkhurst solicitor who is on the Virgin Money conveyancing panel is recommending indemnity insurance as a solution but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money 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.
I am buying my first flat in Hawkhurst with the aid of help to buy. The developers would not move on the amount so I negotiated 6k of fixtures and fittings instead. The estate agent told me not reveal to my conveyancer about this side-deal as it will impact my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Hawkhurst is the location of the property. Can you offer any guidance?
Flying freeholds in Hawkhurst are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hawkhurst you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hawkhurst may decide 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 premises.
I have recently realised that I have Sixty One years unexpired on my flat in Hawkhurst. I need to get lease extension but my freeholder is absent. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. However, you will be required to prove that you have used your best endeavours to track down the lessor. On the whole a specialist should be helpful to conduct investigations and to produce a report which can be used as proof that the landlord is indeed missing. It is wise to seek advice from a solicitor in relation to proving the landlord’s absence and the vesting order request to the County Court overseeing Hawkhurst.
I bought a leasehold flat in Hawkhurst, conveyancing having been completed in 2008. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Hawkhurst with a long lease are worth £227,000. The average or mid-range amount of ground rent is £50 yearly. The lease runs out on 21st October 2097
With just 72 years unexpired we estimate the price of your lease extension to span between £9,500 and £11,000 as well as professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.
We have an offer in principle from Nationwide Building Society who said that they will loan up to £400k. When do we need to appoint a solicitor for conveyancing? Hawkhurst is where we plan to move to.
It would be wise to instruct a lawyer now requesting that they open a file for you. This will kickstart: 1) the selling agent to issue a Sales Memorandum to the relevant parties 2) the seller’s lawyer to submit the draft paperwork. That being said, do not ask your solicitor to start searches until you have your valuation report from Nationwide Building Society and you are content to proceed.