Unfortunately I am unable to travel far from Herne Bay. What is the rationale as to why all Herne Bay conveyancers aren't automatically on all mortgage company panels?
Before the recession most mortgage companies had an attitude to risk which is different than today. The Financial Services Authority in 2010 instigated a thematic review into property fraud which in summary warned lenders: know the conveyancing practitioners on your panel. Consequently, lenders have subsequently requiredmore information from law firms about their processes and the staff employed by them and set certain criteria such as completing a minimum number of transactions. Thousands of firms have found themselves excluded from lender panels even though they had 100% healthy disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms were never going to satisfy the criteria of amount of transactions the mortgage companies required.
I require conveyancing for a flat in a relatively new development (seven years old) in Herne Bay. The vast majority the properties are already disposed of. Is it strictly necessary to order neighbourhood searches as part of conveyancing in Herne Bay?
You would be opening yourself up to an unnecessary risk in refusing to carrying out Herne Bay conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would absolutely advise in no uncertain terms that your conveyancer conducts them. Where time pressures and cost are primary concerns you should discuss with your conveyancer about the option of search insurance
Completed the sale of my flat in Herne Bay last January but my buyer keeps whats apping daily to moan that her conveyancer is waiting to hear from mine. What are the post completion sale legalities now that I have sold?
Following your sale your lawyer should forward the transfer deeds and all additional paperwork to the buyer’s solicitors. Depending on the transaction, your conveyancer should also send confirmation that the mortgage has been paid off to the purchasers lawyers. There is unlikely to be post completion procedures just for conveyancing in Herne Bay.
The deeds to my home are lost. The conveyancers who conducted the conveyancing in Herne Bay 5 years ago no longer exist. What are my next steps?
Nowadays there are duplicates made of almost everything, and your conveyancer should know exactly where to look for all the suitable documentation so you can buy or dispose of your property without any difficulty. Where duplicates are not available, your solicitor may be able to arrange cover in the form of insurance or indemnities against future claims on your property.
I opted to have a survey done on a property in Herne Bay in advance of retaining conveyancers. I have been informed that there is a flying freehold overhang to the property. Our surveyor has said that some lenders may not give a mortgage on such a property.
It depends who your proposed lender is. Santander has different requirements for example to Halifax. If you contact us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Herne Bay. Conveyancing will be smoother if you use a solicitor in Herne Bay especially if they regularly deal with such properties in Herne Bay.
I am buying a garden maisonette in Herne Bay. Conveyancing solicitor is waiting for, from the owner, building insurance paperwork. Earlier today I was advised that the vendor must send the insurance documents for the flat above also. Why does my lawyer want to see the insurance for the other flat? Is it strictly necessary? We have been stalled for the last two weeks…
It is not impossible in leasehold conveyancing in Herne Bay to find Conveyancing in Herne Bay in a minority of cases reveals that the lease obliges the leasehold owners to insure their individual flats as opposed to the freeholder insuring the whole property - which is clearly preferable. Do double check with your conveyancing practitioner but it would seem that your property lawyer is attempting to verify that the complete building is insured. Insuring your flat is no help when it comes to rebuilding after a fire if the other flat cannot be rebuilt due to lack of insurance.