As I am unsure how the conveyancing process works what is the most important piece of guidance you can give me regarding purchase conveyancing in Robertsbridge?
You may not hear this from too many lawyers but conveyancing in Robertsbridge and elsewhere in East Sussex is often a confrontational process. Put another way, when it comes to conveyancing there exists plenty of room for confrontation between you and other parties involved in the legal transfer of property. For example, the seller, property agent and even potentially your mortgage company. Selecting a law firm for your conveyancing in Robertsbridge should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the process whose responsibility is to look after your legal interests and to keep you safe.
Every so often a third party with a vested interest may try and persuade you that you should follow their advice. For instance, the estate agent may claim to be helping by suggesting your lawyer is dragging his heels. Or your mortgage broker may advise you to do something that is against your solicitors advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
There are numerous conveyancing solicitors in Robertsbridge but how do I know who I should use?
It would be unwise to be swayed by the cheapest Robertsbridge conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
A relative informed me that in purchasing a property in Robertsbridge there could be a number of restrictions preventing external alterations to the property. Is this right?
There are a number of properties in Robertsbridge which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Robertsbridge should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Are all Robertsbridge Conveyancing Quality Solicitors on the Virgin Money conveyancing panel?
A selection of banks and building societies now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
I know that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when buying a property in Robertsbridge? or I am told that there is a law dating back centuries that could mean that house owners residing in a parish church boundary will be compelled to pay for maintenance to the chancel within the church. Is this relevant for conveyancing in Robertsbridge?
Unless a prior purchase of the property took place post 12 October 2013 you may assume that solicitors conducting conveyancing in Robertsbridge to continue to recommend a chancel search and or chancel repair liability policy.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Robertsbridge is the location of the property. What do you suggest?
Flying freeholds in Robertsbridge 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 Robertsbridge you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Robertsbridge 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.
Should I go with a Robertsbridge conveyancing lawyer in close proximity to the house I am hoping to buy? An old friend can execute the legal formalities but his firm is located over three hundred miles drive away.
The primary upside of using a high street Robertsbridge conveyancing firm is that you can visit the firm to sign paperwork, deliver your identification documents and apply pressure on them if necessary. They will also have local knowledge which is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If other friends have used your friend and on the whole were content that should surpass using an unknown Robertsbridge conveyancing lawyer just because they are local.
I own a leasehold flat in Robertsbridge. Conveyancing was completed in 2010. I have been told that I mustn’t let the lease length fall too low. What is the reasoning?
Robertsbridge domestic long term leases are for a set period - often 99 years when they started. However a significant flats in Robertsbridge were built or converted 25 or more years ago and so such leases now have under eighty years remaining. This may sound like plenty of time however Banks, Building Societies and other mortgage companies on the whole require leases to have a minimum of 75 years unexpired to adequate security. This means that when you come to sell the property you will need to extend the term of your lease if you are getting close to eighty years. To optimize your property value you should be thinking about whether or not to extend your lease well in advance of selling the property. There are also significant benefits to doing so before the lease hits 80 years as when the lease falls below 80 years the premium to be paid to extend starts to get a lot more expensive.