Is the fact that my solicitor in Snodland is not on my bank's solicitor panel that there is a problem with the quality of the firm’s work?
That is most likely an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% 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 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 simply call the Snodland conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
My brother and I have lately purchased a house in Snodland. We have noticed several issues with the property which we consider were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that needed to have been ordered as part of conveyancing in Snodland?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Snodland. Conveyancing searches and due diligence undertaken during the buying process are carried out to help avoid problems. As part of the process, a property owner fills in a questionnaire known as a Seller’s Property Information Form. answers provided is incorrect, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Snodland.
It is is a decade since I acquired my home in Snodland. Conveyancing lawyers have now been retained on the sale but I can't locate the title deeds. Is this a problem?
You need not be too concerned. First there is a possibility that the deeds will be with the mortgage company or they may stored with the conveyancers who oversaw your purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Nearly all conveyancing in Snodland relates to registered property but in the rare situation where your property is unregistered it is more tricky but is not insurmountable.
What can a local search reveal about the house I am buying in Snodland?
Snodland conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company such as Searches UK The local search is essential in every Snodland conveyancing purchase; that is if you don’t want any nasty once you have moved into your new home. The search should supply data on, amongst other things, details on planning applications relevant 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 sections.
I opted to have a survey done on a house in Snodland in advance of appointing lawyers. I have been informed that there is a flying freehold element to the house. The surveyor advised that some mortgage companies may refuse to issue a mortgage on this type of property.
It depends who your proposed lender is. HSBC has different requirements for example to Nationwide. If you call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Snodland. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Snodland to see if the conveyancing will be more expensive.
I today plan to offer on a house that seems to be perfect, at a great figure which is making it more attractive. I have subsequently been informed that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Snodland. Conveyancing solicitors have are about to be instructed. Will my lawyers set out the risks of buying a leasehold house in Snodland ?
Most houses in Snodland are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. It is clear that you are buying in Snodland in which case you should be looking for a Snodland conveyancing solicitor and check that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example requiring the landlord’sconsent to conduct alterations. You may also be required to pay a contribution towards the upkeep of the communal areas where the house is part of an estate. Your conveyancer should appraise you on the various issues.
I invested in buying a garden flat in Snodland, conveyancing was carried out March 1996. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Snodland with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease comes to an end on 21st October 2085
You have 63 years left to run we estimate the premium for your lease extension to span between £16,200 and £18,600 as well as costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.