What happens if my lawyer’s firm is suspended from the Virgin Money Conveyancing panel ahead of completing my conveyancing in Sittingbourne?
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.
I just acquired a house at auction in Sittingbourne. Conveyancing is needed. What is next?
Now that you have legally bound yourself to purchase you must retain a conveyancing practitioner as a matter of priority as you will have a pending a drop dead date to complete the deal. An auction property will ordinarily have an associated legal set of papers. This should include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the conveyancing papers should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You need to give this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that that you have the requisite funding organised to complete on the date specified in the contract.
I have been advised by my lawyer that lack of building regulations insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Sittingbourne?
The right level of lack of building regulations indemnity insurance depends on who your lender is. It would differ for example between Lloyds TSB Bank and Chelsea Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
After much negotiation I have agreed a price on a house in Sittingbourne. My mortgage broker recommended their conveyancers. I paid an on account payment of £225. Shortly after, the conveyancer called me to say that they were not on the Co-operative 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 Co-operative 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.
What will a local search reveal concerning the property we're purchasing in Sittingbourne?
Sittingbourne conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search company for instance Searchflow The local search is essential in every Sittingbourne conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search should supply information 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 13 subject sections.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Sittingbourne. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Sittingbourne
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please confirm the Lease plans are architect prepared.
How can the Landlord & Tenant Act 1954 affect my business premises in Sittingbourne and how can your lawyers assist?
The 1954 Act affords a safeguard to business tenants, giving them the legal entitlement to apply to court for a continuation of occupancy at the end of an expired lease. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Sittingbourne is one of our numerous locations in which the firms we work with are based
When it comes to my conveyancing in Sittingbourne should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Sittingbourne conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancing practitioner's time in submitting the funds this way.