Will my conveyancing lawyers need to check that the building insurance when buying a house in Herne Bay. My lender is The Mortgage Works
The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 25/5/2023, the requirements read as follows :
I am assisting my step-mother sell her property in Herne Bay. Will the conveyancing solicitor order the EPC or it is for the seller to coordinate?
After the demise of Home Information Packs, energy performance certificates remained a required component of selling a house. An EPC needs to be to hand in advance of the property being advertised. This is not a task that solicitors normally organise. Where you are instructing a Herne Bay conveyancing practitioner they may be willing to arrange EPC’s due to their relationships with long established local providers
I am being advised by my solicitor that defective lease insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Herne Bay?
The right level of defective lease indemnity insurance should be dictated by who your lender. It would differ for example between Nationwide Building Society and Barnsley Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.
We had appointed solicitors located in Herne Bay on the Clydesdale solicitor approved list. They have just billed me a separate sum for the legal aspects of the Clydesdale mortgage. Is this a supplemental conveyancing fee specified by Clydesdale?
Provided it is contained in their Terms of Engagement or estimate then yes your solicitor is entitled to charge a fee for this. The charge is not dictated by Clydesdale but by your Herne Bay conveyancer. Plenty of firms on the Clydesdale panel will quote an ‘acting for lender’ fee but many firms include it on their overall fee.
I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to take this when purchasing a residence in Herne Bay? or I am told that there is historic law that means some house owners residing in a parish church boundary may be liable to pay for maintenance to the chancel within the church. Is this suitable for conveyancing in Herne Bay?
Unless a previous acquisition of the house completed after 12 October 2013 you could assume that lawyers conducting conveyancing in Herne Bay to remain recommending a chancel search and or insurance against a claim.
About to purchase a new build flat in Herne Bay. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Herne Bay
The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply a car parking plan. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
I decided to have a survey done on a house in Herne Bay ahead of instructing solicitors. I have been informed that there is a flying freehold overhang to the property. Our surveyor has said that some banks tend refuse to issue a mortgage on such a house.
It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. If you contact us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Herne Bay. Conveyancing may be slightly more expensive based on your lender's requirements.
We're novice buyers - agreed a price, but the selling agent has warned us that the owners will only proceed if we instruct the agent's preferred conveyancers as they are insisting on a ‘quick sale’. We would rather use a high street conveyancer who is familiar with conveyancing in Herne Bay
It is highly unlikely the owners are driving this. Should the seller desire ‘a quick sale', turning down a genuine purchaser is counter productive. Bypass the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you will continue to use your preferred Herne Bay conveyancing solicitors - rather thanthe ones that will give their estate agent a referral fee or achieve conveyancing thresholds pre-set by corporate headquarters.