I am getting a offer of a home loan from Halifax. I intend to enlist the help of a Licensed Conveyancer in Herne Bay. Does the Halifax Solicitor panel include conveyancers regulated by the CLC?
The Halifax conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
We had instructed conveyancing lawyers located in Herne Bay on the Nationwide solicitor panel. They have just billed me a separate fee for handling the Nationwide mortgage. Is this an additional conveyancing fee specified by Nationwide?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your property lawyer is entitled to charge a fee for this. This charge is not dictated by Nationwide but by your Herne Bay conveyancing practitioner. Numerous firms on the Nationwide panel will charge an ‘acting for lender’ fee but some practices incorporate it on their overall fee.
I am currently in the process of buying my council flat in Herne Bay. I have a mortgage offer with Nationwide. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.
I currently have a mortgage with Clydesdale for my property in Herne Bay. 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 buy-to-let mortgage or inform Clydesdale?
Your original mortgage agreement with Clydesdale will provide that you need their approval before renting your property as this is likely to be a breach of Clydesdale’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 Clydesdale directly. You need not do this via a Clydesdale conveyancing panel solicitor.
My colleague recommended that where I am purchasing in Herne Bay I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally included in the estimate for your Herne Bay conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about Herne Bay around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Herne Bay Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Herne Bay Education with plans and statistics, Local Amenities and other useful data regarding Herne Bay.
How does conveyancing in Herne Bay differ for new build properties?
Most buyers of new build or newly converted property in Herne Bay approach us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is completed. This is because developers in Herne Bay typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Herne Bay or who has acted in the same development.
Over the last few months I have been searching for a ground for flat up to £245,000 and identified one near me in Herne Bay I like with amenity areas and station nearby, the downside is that it's only got 52 years unexpired on the lease. There is not much else in Herne Bay in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a home loan that many years will be problematic. Discount the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer about this.
My business partner and I are looking to lease a unit on a shopping parade. Can you recommend solicitors offering fixed fees for non-domestic conveyancing in Herne Bay for under £2000?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Herne Bay, including the sale and acquisition of businesses as well as simply property. If you are looking to purchase or lease a shop, pub, restaurant, office, retail unit or a whole business we can find you the right solicitor. Regarding the charges these will vary based on the structure and complexity of the proposed transaction. Let us have your details or phone us so that we can supply you with comprehensive commercial conveyancing quote.