When scouring moneysavingexpert.com for a recommended solicitor in Romney, most comment that I should look for a CQS kitemarked solicitor. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home moving process, trusted by some of the UK's major mortgage companies. Four years ago the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). CQS is not a scheme offered by the Society for Licensed Conveyancers. Romney is one of the many areas in England and Wales where there are CQS lawyers.
Can I be sure that the Romney conveyancing solicitor on the Kent Reliance panel is any good?
When it comes to conveyancing in Romney getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor conducting your conveyancing.
We have a mortgage agreed in principle with Principality. Romney conveyancing lawyers have been appointed. How long does it take for Principality to issue the offer to the conveyancer?
There is no definitive answer here. Have Principality done the survey? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have paid off my mortgage with Principality. I assume I don't need a Romney conveyancer on the Principality panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
What can a local search reveal regarding the house we're buying in Romney?
Romney conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search organisations such as Xpress Legal The local search plays an important role in many a Romney conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your new home. The search should supply data on, amongst other things, details on planning applications applicable to the premises (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 thirteen subject areas.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Romney?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Romney. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I need to retain a conveyancing solicitor for residential conveyancing in Romney. I happened to chance upon a site which looks to be the perfect offering If it is possible to get all the legals completed via web that would be ideal. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am looking at a two flats in Romney which have approximately forty five years unexpired on the lease term. should I be concerned?
There are no two ways about it. A leasehold apartment in Romney is a wasting asset as a result of the shortening lease. The nearer the lease gets to zero years unexpired, the more it adversely affects the marketability of the premises. For most buyers and lenders, leases with less than eighty years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Romney conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
Romney Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing
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How many of the leaseholders are in arrears for their service charge payments? Who is in charge of the block? Be sure to investigate if there are any onerous restrictions in the lease. For example some leases prohibit pets being permitted in in a block in Romney. If you like the propertyin Romney however your cat is not allowed to live with you then you have a very difficult decision.