Find a Lender-Approved Local Conveyancer in Sandwich

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Follow your intuition—you will have a better home move where you instruct a high street solicitor in Sandwich

Logical reasons to use our service to assist you find a high street conveyancing solicitor in Sandwich

  • 1 Solicitors that specialise in conveyancing in Sandwich regularly deal withlocal concerns specific to Sandwich and therefore you may benefit from better advice and faster conveyancing.
  • 2 The companies listed on our directory have a variation of conveyancing practitioners, legal executives and support staff handling over one hundred thousand cases each year.
  • 3 Sandwich property lawyers work in partnership with Sandwich estate agents, house builders, surveyors, mortgage companies and other professionals to ensure that the highest level of service is provided to clients every step of the way, ensuring the smoothest, most stress-free process possible
  • 4 Sandwich property lawyer are the linchpin to a successful Sandwich home move, keeping the process under control. They are on your side throughout, offering dedicated advice for the duration of your transaction
  • 5 No matter what any other companies say it could be important to visit your conveyancer to execute documents. There are enough parties involved in a house sale without needing to add the postman into the pot.

Examples of recent conveyancing in Sandwich since June 2020*

Recently asked questions about conveyancing in Sandwich

Am I correct in assuming that the fact that my conveyancer in Sandwich is not listed on my lender's solicitor panel that there is a problem with the quality of his conveyancing?

It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Sandwich conveyancing firm and enquire why they are no longer on the approved list for your bank.

I own a freehold property in Sandwich yet invoiced for rent, why is this and what is this?

It’s unusual for properties in Sandwich and has limited impact for conveyancing in Sandwich but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.

Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.

About to place a bid on a leasehold property in Sandwich. The selling agents tell me that it is the norm for flats in Sandwich to have less than 75 years left on the lease. I am taking out a loan with Nationwide Building Society. Is this going to be a problem if the lease has 72 years unexpired.

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Nationwide Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 19/9/2020 the requirements read as follows :

- Our minimum unexpired lease term is 55 years.
- There must be at least 30 years remaining at the end of the mortgage term (regardless of the length of lease at the start).

Where the unexpired lease term is different to that recorded on the mortgage offer, the following clarifies if we need to be informed:

Second hand property:
- If the unexpired lease term on the offer is 85 years or more - only advise us if the actual lease term is less than 85 years
- if the unexpired lease term on the offer is less than 85 years – advise us if the actual lease term is different than reported
- For equity share applications - advise us if the actual lease term is different than reported on the offer

New build property:
- If the unexpired lease term stated on the offer is 125 years (flat) / 250 years (house) or more - only advise us if the actual lease term is less than 125 years (flat) / 250 years (house)
- For equity share applications - always advise us if the actual lease term is different than reported on the offer

Lease terms such as ground rent and event fees must be reasonable at all times during the term of the lease and adhere to our requirements below. If you’re unsure as to whether the terms of a lease are unreasonable or onerous, please refer the details to us in plain English for Valuer consideration. If the potentially onerous terms are in relation to the ground rent please include the current ground rent figure per annum, how often it will be reviewed and the price structure it will be reviewed against. See the guidance below.

SECOND HAND PROPERTIES

Unacceptable - advise Issuing Office (Will be declined):
- Unexpired lease term less than 55 years
- Less than 30 years remaining at the end of the mortgage term
- Ground Rent greater than 0.5% of the property value
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI
- Ground Rent review period is less than or equal to 5 years

Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Unexpired lease term is 55 to 85 years
- Ground Rent greater than 0.1% and less than or equal to 0.5% of the property value
- Ground Rent escalation is linked to any indices greater than RPI
- Ground Rent escalation is linked to the value of the building*
- Ground Rent review period is greater than 5 and less than 10 years
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial, etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 0.5% of property value p/a (please provide details of what the charges cover)
- Anything that appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term greater than 85 years
- Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than or equal to 10 years
- Ground Rent escalation less than or equal to RPI

NEW BUILD PROPERTIES (includes office conversions)

Unacceptable - advise Issuing Office (Will be declined)
- Unexpired lease term less than 125 years on a new build flat or less than 250 years on a new build house (does not apply to Shared Ownership)
- Starting Ground Rent greater than 0.1% of the property value
- Ground Rent review period less than or equal to every 5 years
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI

Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Ground Rent is linked to any indices greater than RPI
- Ground Rent is linked to the value of the building*
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 0.5% of property value p/a (please provide details of what the charges cover)
- Anything else appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term greater than or equal to 125 years on a new build flat or greater than or equal to 250 years on a new build house
- Starting Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than 5 years
- Ground Rent escalation less than or equal to RPI

* Where the Ground Rent escalation is linked to the value of the building, please provide the following:
- How is the value of the block/unit currently calculated and if the assessment relates to the block(s), how is the Ground Rent calculated/apportioned per property?
- The current valuation and Ground Rent for each unit
- What is the mechanism for future valuations of the block and how is the Ground Rent calculated/apportioned?
- What is the right of appeal? And is this a documented process within the lease?
- Who bears the cost of the valuation (and appeal) process?
- Confirmation the review period is not less than twenty years.

Various internet forums that I have come across warn that are the main reason for delay in Sandwich house deals. Is this right?

The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of hindrances during the legal transfer of property. Local searches are unlikely to be the root cause of holding up conveyancing in Sandwich.

I have recentlyfound out that Arc property Solicitors have closed. They conducted my conveyancing in Sandwich for a purchase of a leasehold flat 10 months ago. How can I check that my home is in my name in the name of the previous owner?

The easiest method to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Sandwich conveyancing specialists.

22 days into a sale of a flat in Sandwich. Conveyancing is fine but we have been asked to pay an extortionate amount by the landlord. To date we have forked out £268 for a leasehold management pack and then another £117.20 for answers to questions raised by the purchaser's solicitor.

You will not have any say over the level of the bill for this information however the average fee for the information for Sandwich leasehold premises is £380. When it comes to Sandwich conveyancing sales it is customary for the owner to cover the costs. The landlord or their agents are under no legal obligation to answer such questions although many will be content to do so - albeit often at exorbitant prices out of proportion to the work involved. Unfortunately there is no statute that mandates set fees for administrative tasks. Nor is there any legal time frame by which they are required to issue answers.

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Residential Landlord and Tenant Conveyancing solicitors in Sandwich

The firms listed below are a small selection of solicitors in Sandwich specialising in landlord and tenant law and on the regulations governing different types of tenancies. This may include advice on Claims for damages for illegal

  • Emmerson Brown & Brown, 127 High Street, Deal, Kent, CT14 6BD
  • Hardmans, 4-6 Park Street, Deal, Kent, CT14 6AQ
  • Paynes Solicitors And Mediators, 38 The Strand, Walmer, Deal, Kent, CT14 7DX
  • Robinson Allfree, 17-25 Cavendish Street, Ramsgate, Kent, CT11 9AL
  • Thorn Drury & Searles, 76 High Street, Ramsgate, Kent, CT11 9RS

Residential in Sandwich is a complex business, both legally and administratively. The exact order of events varies slightly, below are some of the tasks in the process.

  • Conveyancing practitioner instructed by the seller on acceptance of the offer
  • Investigating the title to the property
  • Drawing up the contract and associated documents
  • Supplying draft papers to the solicitor representing the purchaser
  • Finalising the wording for contracts and replying to further queries from the purchaser’s solicitor
  • Agreeing the transfer document
  • Answering requisitions prepared by the purchaser’s solicitor
  • Carrying out the key stage of exchanging contracts and then completion of the sale
  • Accepting the sale proceeds and sending funds to the vendor, the estate agent and other relevant parties (where relevant)

Sandwich commercial property solicitors provide expert offering advice on numerous issues across all aspects of commercial property law

    Property finance for investment and development loans for banks and borrowers Subletting, licences and sharing occupation Sale or acquisition of commercial property investments, including at auction Shops,offices,barn conversions, industrial units, commercial trading estates, retail and leisure developments and large residential estates Property finance transactions, including disposal and leaseback

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.