Am I correct in assuming that the fact that my solicitor in Sittingbourne is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of his work?
That would most likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a 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) lack of transactions (2) the lawyer 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 contact the Sittingbourne conveyancing firm and ask them why they are no longer on the approved list for your bank.
I am assisting my aunt sell her house in Sittingbourne. Will the conveyancer arrange the energy performance certificate or should I organise this?
Following the demise of Home Information Packs, energy assessments remained a mandatory component of selling a house. An energy performance certificate needs to be to hand in advance of the property being placed on the market. This is not as aspect of the sale process that conveyancers normally arrange. If you are using a Sittingbourne conveyancing practitioner they may be willing to arrange energy performance certificates given their contacts with reputable local energy assessors
I can not fathom if my lender requires a lease extension. I have called my Sittingbourne bank branch on various occasions and was told it wasn't an issue and they will lend. My Sittingbourne conveyancing solicitor - who is on the lender conveyancing panel- called to say that they would not lend based on their published requirements. Who do I believe?
The conveyancing practitioner must comply with the CML Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Coventry BS have agreed my mortgage in principle, my bid on a house in Sittingbourne has been accepted, what are the next steps?
The estate agent will need to know who your solicitors are (ensure that the lawyers are on the lender’s panel). Contact Coventry BS or the broker and complete any outstanding paperwork. Coventry BS will appoint a valuer who will get in contact with the estate agent or seller to book an appointment. Once carried out (assuming no problems) it takes about ten days for the mortgage offer to be issued. Coventry BS will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Sittingbourne.
I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to take this when buying a residence in Sittingbourne? or I am told that there is historic law that could mean that owners of property living in a parish church boundary will be compelled to contribute towards maintenance to the chancel within the church. Is this a legitimate concern for conveyancing in Sittingbourne?
Unless a previous purchase of the property took place after 12 October 2013 you can expect conveyancing practitioners carrying out conveyancing in Sittingbourne to remain encouraging a chancel search and or chancel repair liability policy.
I'm purchasing my first flat in Sittingbourne with a mortgage from Accord Mortgages Ltd. The developers refused to move on the price so I negotiated 6k of fixtures and fittings instead. The property agent told me not reveal to my solicitor about the extras as it would adversely affect my loan with the bank. Should I keep quiet?.
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.
I decided to have a survey completed on a house in Sittingbourne ahead of retaining solicitors. I have been told that there is a flying freehold element to the property. My surveyor advised that some lenders tend not give a mortgage on such a premises.
It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. Should you wish to call us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Sittingbourne. Conveyancing will be smoother if you use a solicitor in Sittingbourne especially if they are familiar with such properties in Sittingbourne.
I am hoping to put an offer on a small detached house that seems to tick a lot of boxes, at a great figure which is making it all the more appealing. I have since discovered that it's a leasehold rather than freehold. I would have thought that there are particular concerns purchasing a leasehold house in Sittingbourne. Conveyancing advisers have are soon to be appointed. Will my lawyers set out the risks of buying a leasehold house in Sittingbourne ?
The majority of houses in Sittingbourne are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are purchasing in Sittingbourne so you should seriously consider shopping around for a Sittingbourne conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example obtaining the landlord’spermission to conduct changes to the property. It may be necessary to pay a contribution towards the maintenance of the estate where the house is part of an estate. Your solicitor will appraise you on the various issues.
I invested in buying a leasehold flat in Sittingbourne, conveyancing was carried out September 2006. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Sittingbourne with an extended lease are worth £186,000. The ground rent is £55 per annum. The lease runs out on 21st October 2079
With only 53 years unexpired the likely cost is going to span between £27,600 and £31,800 as well as legals.
The suggested premium range 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 in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.