We wanted to use a property lawyer in Isle of Sheppey for our house move. Our financial adviser has since notified us that our bank Alliance & Leicester won't deal with them. Surely this is unduly restrictive?
Banks ordinarily restrict either the type or the number of conveyancing solicitors on their panel. A common example of such restriction(s) being that a law practice must have two or more partners. In addition to restricting the profile of firm, some have decided to limit the amount of firms they use to represent them. Be aware that Alliance & Leicester have no responsibility for the quality of advice provided by any member of Alliance & Leicester Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of solicitor panels a few years ago even though there are mixed views regarding the level of solicitor involvement in some of that fraud. Statistics from the Land Registry indicate that hundreds of law firms, including some in or near Isle of Sheppey only conduct a couple conveyances per annum.
What is the difference between a licensed conveyancer and conveyancing solicitor in Isle of Sheppey
There are many recorded licenced Conveyancers in Isle of Sheppey and Solicitor partnerships in Isle of Sheppey to choose from We would stress that the two are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. Both can handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
This question may be naive but I am new to the home moving as FTB of a garden flat in Isle of Sheppey. Do I receive the keys to the property on the completion date from my solicitor? If this is the case, I will appoint a High Street conveyancing solicitor in Isle of Sheppey?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the owner’s conveyancers, and once they have received this, you should be called to collect the keys from the property Agents and move into your new home. Usually this occurs between 1 and 3pm.
Can I be sure that the Isle of Sheppey conveyancing solicitor on the HSBC panel is any good?
When it comes to conveyancing in Isle of Sheppey obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor conducting your transaction.
My wife and I are close to exchanging contracts on the sale of our home in Isle of Sheppey and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any local lawyer would know that there is no such problem. For the life of me I don't know why the buyers used a nationwide conveyancing outfit rather than a conveyancing solicitor in Isle of Sheppey. Having lived in Isle of Sheppey for many years we know of no issue. Should we get in touch with our local Authority to seek clarification need.
It would appear that you have a conveyancing firm already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I am buying a new build apartment in Isle of Sheppey. Conveyancing is daunting 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 conveyancing.
Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Isle of Sheppey
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Please supply a car parking plan. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants.
I work for a busy estate agent office in Isle of Sheppey where we have witnessed a few flat sales put at risk as a result of leases having less than 80 years remaining. I have received inconsistent advice from local Isle of Sheppey conveyancing solicitors. Can you confirm whether the owner of a flat can start the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as 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.
Isle of Sheppey Conveyancing for Leasehold Flats - A selection of Queries before buying
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What is the name of the managing agents? The answer will be helpful as a) areas can cause problems in the building as the common areas may start to deteriorate if repairs remain unpaid b) if the leaseholders have a dispute with the running of the building you will need to have all the details You should want to discover as much as possible regarding the managing agents as they will impact your use and enjoyment of the property. Being a leasehold owner you are frequently at the mercy of the managing agents both financially and when it comes to day to day issues such as the tidiness of the communal areas. You should not be afraid to ask other tenants what they think of them. Finally, be sure you discover the dates that you are obliged pay the maintenance charge to the managing agents and precisely how they are spending the funds.
Why do Isle of Sheppey conveyancing costs are more expensive for leasehold and freehold properties?
There is always more work required for leasehold conveyancing. Isle of Sheppey has many leasehold properties. There is more hours involved in the purchase: for example, the lease and leasehold information (including current service charge, ground rent and buildings insurance details) obtained from the freeholder or managing agents. There are strict criteria that the lease must meet in order to be acceptable to a mortgage company. If it does not meet these requirements, the lease must be amended, which can involve additional expense for the seller.