Can you suggest a Platform Home Loans Ltd sanctioned Herne Bay conveyancing conveyancer finish our house move within a very limited time frame? Would it be better to use a local Herne Bay practice or an online comparison site?
We can recommend some very good Herne Bay conveyancing firms. You can also walk up the high street in Herne Bay. Visit two or three law practices and ask to speak with a conveyancing solicitor for a fee estimate. Explain your deadline together with your reasons and ask for a commitment on your deadline. Choose the one that genuine.
Will my conveyancing lawyers need to check that the building insurance when buying a house in Herne Bay. My lender is Bank of Ireland
Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 22/9/2020, the requirements read as follows :
We previously selected conveyancers locally in Herne Bay on the TSB solicitor panel. They have just invoiced me an additional sum for the legal aspects of the TSB mortgage. Is this an additional conveyancing fee set by TSB?
Provided it is contained in their Terms of Engagement or estimate then yes your lawyer is entitled to levy a fee for this. This fee is not dictated by TSB but by your Herne Bay property lawyer. Some firms on the TSB panel will quote an ‘acting for lender’ fee but some firms include it on their overall fee.
Completion of my purchase has taken place for my property in Herne Bay. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I am selling my house. I had a double glazing fitted in October 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Clydesdale are being problematic. The Herne Bay solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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 have recentlybecome aware that Action Conveyancing have been shut down. They conducted my conveyancing in Herne Bay for a purchase of a leasehold apartment 9 months ago. How can I check that my home is in my name in the name of the previous owner?
The quickest method to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Herne Bay conveyancing specialists.
My husband and I are 17 days into a residential purchase having been recommend to conveyancers by the estate agent to carry out the conveyancing in Herne Bay. I am not happy. Can you help me find new conveyancers?
They would have to be very poor in order to consider changing them. Has the loan offer been generated? In the event that it has you need to advise them of the replacement solicitor and have the offer are re-issued. The conveyancer needs to be on the banks panel to avoid supplemental expenses and delays. That should be your starting point. Our search tool will assist you in finding a bank approved solicitor for your home move in Herne Bay
I am employed by a long established estate agent office in Herne Bay where we see a few flat sales jeopardised due to short leases. I have received conflicting advice from local Herne Bay conveyancing firms. Could you clarify whether the seller of a flat can initiate the lease extension formalities for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I acquired a leasehold flat in Herne Bay, conveyancing was carried out in 2012. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Herne Bay with a long lease are worth £176,000. The ground rent is £50 levied per year. The lease terminates on 21st October 2070
With only 50 years remaining on your lease the likely cost is going to range between £31,400 and £36,200 as well as legals.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.