Our Meopham solicitor has uncovered a difference when comparing the information in the home valuation survey and what is in the title deeds. My solicitor informs me that he is duty bound to check that the bank is happy with this discrepancy and is still content to lend. Is my conveyancer’s stance legitimate?
Your property lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
We see that you have a search directory identifying law firms on the Co-operative conveyancing panel. Do firms pay you a referral fee if I instruct them for our own conveyancing in Meopham?
We are a listing service only for law firms wishing to communicate if they are on the Co-operative conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Meopham.
I am helping my mother sell her property in Meopham. Will the conveyancing solicitor arrange the EPC or should I organise this?
Following the abolition of HIPs, energy assessments was left as a required component of selling a house. An energy performance certificate must be to hand in advance of the property being advertised. This is not something that conveyancers ordinarily arrange. Where you are instructing a Meopham conveyancing solicitor they might be willing to arrange EPC’s due to their relationships with reputable local accredited person
We have agreed to purchase a house in Meopham. A rare aspect is that the roof has a solar panel. Clydesdale have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Clydesdale your lawyer must comply with the conveyancing requirements contained in Section 2 of UK Finance Lenders’ Handbook for Clydesdale. The Council of Mortgage Lenders’ Handbook contains minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Clydesdale where a lease fails to comply with these specifications. The provisions relate to the installation of panels on properties countrywide and is not isolated to Meopham.
My wife and I are in the process of looking at flats in Meopham and I am now considering a potential offer. Is it too early to have a solicitor in place? I will be getting a mortgage with Skipton.
You should start requesting conveyancing estimates 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 pass their contact information on to the EA. Given that you are seeking a mortgage with Skipton, ask your prospective lawyers if they are on the Skipton conveyancing panel otherwise they can't do the mortgage legal work.
How does conveyancing in Meopham differ for newly converted properties?
Most buyers of new build or newly converted property in Meopham approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is finished. This is because house builders in Meopham tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Meopham or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a simple, no chain conveyancing. Meopham is the location of the property. Can you offer any opinion?
Flying freeholds in Meopham are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Meopham you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Meopham may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I've recently bought a leasehold property in Meopham. Do I have any liability for service charges for periods before my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I acquired a ground floor flat in Meopham, conveyancing formalities finalised February 2009. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Meopham with over 90 years remaining are worth £192,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease comes to an end on 21st October 2078
You have 54 years unexpired we estimate the price of your lease extension to range between £32,300 and £37,400 as well as costs.
The figure above a general guide to costs for renewing a lease, but we are not able to provide 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 additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.