We note that you have a search directory identifying firms on the Virgin Money conveyancing panel. Do companies pay you a commission if I appoint them for our own conveyancing in Snodland?
We are a listing service only for law firms wishing to communicate if they are on the Virgin Money conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Snodland.
I am expecting a AIP from Coventry BS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Coventry BS recommend any Snodland solicitors on the Coventry BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Snodland solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
I have paid off my mortgage with Virgin Money. I assume I don't need a Snodland lawyer on the Virgin Money panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I have a mortgage with Principality for my property in Snodland. Conveyancing was finalised 12 months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Principality?
Your original mortgage agreement with Principality will provide that you need their approval in advance of renting your property as this is likely to be a breach of Principality’s mortgage conditions. It may be that Principality will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Principality directly. It should not be necessary to do this via a Principality conveyancing panel firm.
Should my conveyancer be raising enquiries concerning flooding during the conveyancing in Snodland.
Flooding is a growing risk for solicitors specialising in conveyancing in Snodland. There are those who acquire a property in Snodland, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not qualified to offer advice on flood risk, however there are a number of searches that can be undertaken by the buyer or on a buyer’s behalf which should figure out the risks in Snodland. The conventional set of property information forms sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the seller to find out whether the premises has suffered from flooding. If flooding has previously occurred which is not revealed by the owner, then a buyer may commence a compensation claim stemming from an inaccurate answer. A purchaser’s lawyers will also carry out an environmental report. This will higlight whether there is any known flood risk. If so, further inquiries will need to be made.
I got the keys to my home on 16 January and the transaction details is not yet registered. Should I be concerned? My conveyancing solicitor in Snodland said it should be recorded inside ten days. Are transfers in Snodland particularly slow to register?
There is nothing unique about conveyancing in Snodland registration formalities. Rather than based on location, timescales can differ according to the party submitting the application, whether there are errors and if the Land registry need to notify any third parties. As of today approximately three quarters of such applications are fully addressed within 12 days but some can be subject to extensive hold-ups. Historically registration takes place once the purchaser has moved in to the property therefore an expedited registration is not typically top priority but if there is a degree of urgency associated with the registration then you or your conveyancer should communicate with the Registry to express the reasoning for an expedited registration.
How does conveyancing in Snodland differ for newly converted properties?
Most buyers of new build premises in Snodland approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is built. This is because builders in Snodland typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Snodland or who has acted in the same development.
How can the Landlord & Tenant Act 1954 impact my business premises in Snodland and how can you help?
The 1954 Act affords security of tenure to commercial lessees, giving them the legal entitlement to apply to court for a continuation of occupancy at the end of the lease term. There are limited grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Snodland is one of the hundreds of areas of the UK in which the firms we work with have offices