As someone clueless as to conveyancing in Sheerness what’s the number one tip you can give me concerning the home moving process in Sheerness
Not many law firms shout this from the rooftops but conveyancing in Sheerness and elsewhere in Kent is an adversarial experience. Put another way, when it comes to conveyancing there exists an abundance of room for confrontation between you and others involved in the legal transfer of property. E.g., the vendor, selling agent and even potentially your bank. Appointing a law firm for your conveyancing in Sheerness an important selection as your conveyancer is your adviser, and is the SOLE person in the legal process whose responsibility is to look after your best interests and to protect you.
On occasion a potential adversary will attempt to convince you that it is in your interests to do things their way. For example, the estate agent may claim to be assisting by suggesting your solicitor is slow. Or your financial adviser may advise you to do take action that is contrary to your conveyancers advice. You should always trust your lawyer above all other parties in the home moving process.
I am close to exchanging contracts on the sale of our house in Sheerness and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a national conveyancing practice as opposed to a conveyancing solicitor in Sheerness. Having lived in Sheerness for three years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
It has been 2 months since my purchase conveyancing in Sheerness took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the guidance of my in-laws I had a survey completed on a property in Sheerness ahead of instructing conveyancers. I have been advised that there is a flying freehold aspect to the house. My surveyor advised that some mortgage companies tend not give a mortgage on such a property.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Birmingham Midshires. If you e-mail us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Sheerness. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Sheerness to see if the conveyancing will be more expensive.
What makes a Sheerness lease unacceptable for security purposes?
Leasehold conveyancing in Sheerness is not unique. Most leases are drafted differently and drafting errors can result in certain sections are missing. For example, if your lease is missing any of the following, it could be defective:
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A duty to insure the building Service charge per centages that don't add up correctly leaving a shortfall
You may have a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Accord Mortgages Ltd, Bank of Scotland, and Clydesdale all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to grant the mortgage, obliging the buyer to withdraw.
I purchased a basement flat in Sheerness, conveyancing having been completed in 2003. Can you work out an approximate cost of a lease extension? Equivalent flats in Sheerness with over 90 years remaining are worth £165,000. The ground rent is £50 per annum. The lease comes to an end on 21st October 2100
With only 77 years left to run we estimate the premium for your lease extension to span between £7,600 and £8,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.
At what stage do I incur the Stamp Duty Land Tax chargeable for my conveyancing in Sheerness?
Most conveyancers will complete a Land Transaction Return Form on your behalf during your Sheerness purchase transaction for signature. After completion your conveyancing practitioner will submit your STL Return Form to the Inland Revenue and - as long as they have the money - pay any land tax liability for you.