Me and my partner are about to complete buying a house in Strood but as a consequence of wreckage from the recent storms I have was able negotiate reparation from the vendor of £2k in the form of a adjustment in the price. I had intended this to be dealt with as part of amending the contract but TSB are not allowing this. Why were they notified?
Your conveyancer that is on the TSB conveyancing panel is duty bound to advise TSB of any changes to the purchase price. If you were to refuse your conveyancer to notify the price change to TSB then they would have to discontinue acting for you. In addition, TSB and you would have to appoint a new property lawyer for your conveyancing in Strood.
It is a dozen years since I acquired my property in Strood. Conveyancing lawyers have recently been retained on the sale but I can't locate the title deeds. Will this cause complications?
Don’t worry too much. First the deeds may be kept by your lender or they could be archived with the solicitor who acted in your purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. Most conveyancing in Strood relates to registered property but in the unlikely event that your home is not registered it is more of a problem but is resolvable.
We are hoping to buy a purpose built flat in Strood with a residential mortgage from Halifax.We use our Strood conveyancing solicitor but Halifax says he's not listed on their "panel". We have to appoint a Halifax panel lawyer or keep our preferred solicitor and fork out for a Halifax panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The loan offered to you is subject to its terms and conditions, a common one being that solicitors must be on the Halifax conveyancing panel. Until recently, most banks had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Halifax
Is it necessary to take out insurance to address the risk of chancel repairs when acquiring a residence in Strood?
Unless a prior acquisition of the property took place post 12 October 2013 you may take it that solicitors conducting conveyancing in Strood to continue to recommend a chancel search and or insurance against a claim.
I have been pointed in your direction by a number of selling agents in Strood to find a property lawyer on your site. Is there a financial advantage for Estate Agents to market your site over another?
We don’t give any financial incentive for sending work our way. We found it would be just too difficult to pay a commission because home movers will think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
I've recently bought a leasehold property in Strood. Am I liable to pay service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Strood Leasehold Conveyancing - Sample of Queries before Purchasing
How long is the Lease? What is the service charge and ground rent on the flat?