I am not well enough to travel far from Rochester. Is there a reason why all Rochester conveyancers are not on all bank panels?
Even though it may seem unfair for banks to restrict who can represent them, from the public’s or solicitor’s standpoint, the other side of the coin is that lenders are increasingly anxious and feel it imperative to protect them against illegal activities. As a result of this concern lenders have restricted their panel of approved conveyancing lawyers to a manageable size.
Can you clarify what the consequences are if my lawyer’s firm is removed from the Coventry BS Conveyancing panel ahead of completing my conveyancing in Rochester?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
A friend pointed out to me me that in buying a property in Rochester there could be a number of restrictions prohibiting external changes to a property. Is this right?
There are anumerous of properties in Rochester which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Rochester should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My wife and I have organised the release of further monies on our home loan from Nationwide as we want to carry out improvements to our house in Rochester. Are we obliged to appoint a nearby Rochester solicitor on the Nationwide conveyancing panel to handle the paperwork?
Nationwide do not ordinarily instruct a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide list.
I recently had an offer agreed on an apartment in Rochester. My financial adviser recommended their conveyancers. I paid an advanced payment of £175. Not long after, the lawyer contacted me embarrassingly acknowledging that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
In scouring the world wide web for the phrase on line conveyancing in Rochester it shows results of many conveyancersin the vicinity. With so much choice what is the best way to find the right conveyancer for the sale of my house?
The preferential method of finding the right conveyancer is via trusted referral, so enquire of friends and those you trust who have bought a property in Rochester or the respected estate agent or financial adviser. Fees for conveyancing in Rochester differ, so it's a good idea to obtain a minimum of four fee estimates from varying types of solicitors. Dont forget to clarify that the charges are guaranteed not to to be inflated.
Back In 2002, I bought a leasehold flat in Rochester. Conveyancing and Santander mortgage went though with no issue. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1995. The conveyancing solicitor in Rochester who acted for me is not around. Any advice?
First make enquiries of HMLR to be sure that this person is in fact the new freeholder. You do not need to incur the fees of a Rochester conveyancing firm to do this as you can do this on the Land Registry website for a few pound. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Rochester Leasehold Conveyancing - Sample of Queries Prior to buying
In the main the outlay for major works tend not to be included within service charges, although some managing agents in Rochester require leaseholders to contribute towards a sinking fund and this is used to offset against larger repairs or maintenance. How long is the Lease? It would be wise to find out as much as possible concerning the managing agents as they can either make living at the property much easier or uncomfortable. Being a leasehold owner you will be at the mercy of the managing agents from a financial perspective and when it comes to practical issues such as the tidiness of the common parts. You should not be shy to ask other people if they are happy with them. Finally, be sure you know the dates that you are obliged pay the service charge to the managing agents and precisely what you get for your money.
Is it necessary during the course of the conveyancing process to pop into the offices of the bank conveyancing panel solicitor to execute the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Rochester so that I can attend their offices if required.
Most conveyancing panel lawyers for the mortgage company undertake conveyancing via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. YOu dont have to use a conveyancing solicitor in Rochester. However you should check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.