My home in Hurst Green is up for sale and I have a buyer. Will the solicitor have to be on the Kent Reliance conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Kent Reliance conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.
My fiancee and I are spending time looking at apartments in Hurst Green and I am about to put in an offer. Is it best to have a conveyancer on ‘stand by’? I intend to finance via a mortgage with Aldermore.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are taking out a mortgage with Aldermore, ask your prospective lawyers if they are on the Aldermore conveyancing panel otherwise they can't do the mortgage legal work.
The formalities of my purchase has taken place for my property in Hurst Green. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I have instructed a Hurst Green solicitor having made sure that they are on the HSBC conveyancing panel. Does my lawyer arrange the survey of the property?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Hurst Green surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I need some expedited conveyancing in Hurst Green as I am faced with a deadline to exchange contracts inside one month. Thankfully I do not require a mortgage. Can I decline from having conveyancing searches to save money and time?
If.Given you are are a mortgage free purchaser you are at free not to have searches carried out although no law firm would advise that you don't. Drawing on years of experience of conveyancing in Hurst Green the following are instances of issues that can appear and therefore impact market value: Refused Planning Applications, Overdue Fees, Overdue Grants, Railway Schemes,...
I used Stirling Law a few years ago for my conveyancing in Hurst Green. Now, I need my documents but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Hurst Green of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Over the last few months I have been searching for a flat up to £195,000 and identified one close by in Hurst Green I like with open areas and railway links nearby, however it only has 61 years on the lease. There is not much else in Hurst Green suitable, so just wondered if I would be making a grave error buying a short lease?
Should you require a home loan that many years will be problematic. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for at least 2 years you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
I have just appointed agents to market my garden apartment in Hurst Green. Conveyancing solicitors are to be appointed soon, but I have just received a quarterly maintenance charge invoice – what should I do?
Your conveyancing lawyer is likely to suggest that you should pay the service charge as normal given that all ground rent and service payments will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Hurst Green Conveyancing for Leasehold Flats - Examples of Questions you should ask before buying
The best form of lease arrangement is a share of the freehold. In this arrangement the lessees have control and although a managing agent is frequently employed where the building is larger than a house conversion, the managing agent acts for the leaseholders themselves. It would be prudent to enquire if the the lease includes any adverse restrictions in the lease. For instance it is fairly common in Hurst Green leases that pets are not permitted in in a block in Hurst Green. If you like the apartmentin Hurst Green yet your dog can’t make the move with you then you will be faced difficult determination.