My mortgage broker has asked me for my Kent lawyer’ panel member for the Santander conveyancing panel. Can you suggest how I obtain this. I have e-mailed my local Kent branch but they have not responded to me.
The sensible thing to do is ask for this information from your Kent conveyancer . They maintain a central record lender panel numbers.
Please help. My Kent lawyer is assuring me that he is legally obliged toorder Kent conveyancing searches asthe firm are on the Virgin Moneysolicitor panel. Is this really necessary?
You have limited options available to you. Given that you are taking out a loan with a mortgage company your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Kent conveyancing searches.
We are buying a flat and need a conveyancing solicitor in Kent who is on the HSBC solicitor panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for HSBC . We don't recommend any particular firms conducting conveyancing in Kent.
I am purchasing a new build house in Kent with a loan from Santander. The builders refused to reduce the price so I negotiated 6k of extras instead. The house builders rep suggested that I not inform my solicitor about this deal as it could put at risk my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am using a search engine for the words on line conveyancing in Kent it shows results of numerous solicitorslocally. How do I determine which is the suitable property lawyer for my move?
The ideal method of choosing the right conveyancer is through a trusted testimonial, so ask friends and family who have bought a property in Kent or the reputable estate agent or mortgage broker. Costs for conveyancing in Kent vary, so it's a good idea to obtain at least four fee calculations from varying types of companies. Make sure that you know that the costs are assured not to escalate.
I work for a long established estate agent office in Kent where we have witnessed a number of flat sales derailed due to short leases. I have received inconsistent advice from local Kent conveyancing firms. Please can you shed some light as to whether the vendor of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has been the owner 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 proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord 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 purchaser.
I invested in buying a ground floor flat in Kent, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Kent with a long lease are worth £165,000. The average or mid-range amount of ground rent is £50 levied per year. The lease comes to an end on 21st October 2102
You have 77 years remaining on your lease we estimate the premium for your lease extension to be between £7,600 and £8,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.