I require conveyancing for an apartment in a relatively new development (6 years old) in Rochester. The vast majority the properties are already occupied. Do I need carry out the local searches as part of conveyancing in Rochester?
If you getting a mortgage, your bank will insist on some (many) of the searches so you'll have no choice. If not, then Rochester conveyancing searches are optional. Your solicitor, will 'advise', perhaps in the strongest possible terms, that you should have the searches done, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you demand that your lawyer to proceed without searches then your lawyer will have to follow your instructions or you may need to find a new lawyer for your conveyancing in Rochester.
What can a local search inform me concerning the house my wife and I buying in Rochester?
Rochester conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search organisations for example Searchflow The local search plays an important part in many a Rochester conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your new home. The search will reveal data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
I purchased my house on 7 September and the transaction details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Rochester advises it should be concluded in less than a month. Are properties in Rochester particularly slow to register?
As far as conveyancing in Rochester is concerned, registration is no faster or slower than the rest of England and Wales. Rather than based on location, timescales can adjust according to the party submitting the application, whether it is in order and if the Land registry communicate with any other persons or bodies. At present roughly three quarters of submission are fully addressed within two weeks but some can be subject to longer hold-ups. Historically registration is effected once the new owner has moved in to the property so post completion formalities is not always top priority yet where there is a degree of urgency associated with the registration then you or your lawyers must communicate with the Registry to express the reasoning for the application to be prioritised.
I am purchasing my first flat in Rochester with the aid of help to buy. The developers refused to budge the price so I negotiated £7000 of additionals instead. The house builders rep suggested that I not inform my conveyancer about this deal as it will jeopardize my loan with HSBC Bank. 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.
My husband and I are 17 days into a residential purchase having been recommend to a firm by the local agent to handle our conveyancing in Rochester. I am am starting to be frustrated with the quality of service. Could you help me find new conveyancers?
A lawyer would need to be very bad in order to consider replacing them. Has your mortgage been sent? In the event that it has you will need to inform them of the new contact details and ensure the mortgage documents are re-sent. Your solicitor ideally needs to be on the mortgage company approved list to avoid escalating expenses and frustration. So that should be your first question of the new solicitors. Our search tool will help you find a bank approved lawyer for your conveyancing in Rochester
Can you provide any top tips for leasehold conveyancing in Rochester with the aim of speeding up the sale process?
- A significant proportion of the delay in leasehold conveyancing in Rochester can be avoided if you appoint lawyers the minute you market your property and request that they start to put together the leasehold information needed by the purchasers’ solicitors. The majority of freeholders or managing agents in Rochester levy fees for providing management packs for a leasehold home. You or your lawyers should discover the fee that they propose to charge. The management information can be applied for on or before finding a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent cause of delay in leasehold conveyancing in Rochester. A minority of Rochester leases require Licence to Assign from the landlord. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers obtain bank and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. If you are supposed to have a share in the freehold, you should make sure that you hold the original share certificate. Organising a replacement share certificate is often a lengthy formality and delays many a Rochester conveyancing deal. Where a reissued share certificate is needed, you should approach the company officers or managing agents (if applicable) for this at the earliest opportunity.
I am the registered owner of a leasehold flat in Rochester, conveyancing having been completed August 2011. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Rochester with a long lease are worth £170,000. The ground rent is £50 charged once a year. The lease ceases on 21st October 2103
With just 78 years unexpired we estimate the price of your lease extension to be between £7,600 and £8,800 plus legals.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.