I am progressing with the sale of my house in Tenterden and the EA has just called to warn that the buyers are swapping conveyancer. The reason given is that the bank will only deal with property lawyers on their approved list. On what basis would a big named lender only work with specific lawyers rather the firm that they want to select to handle their conveyancing in Tenterden ?
Mortgage companies have always had an approved set of law firms that can represent them, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.
Banks point to the increase in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any impact on this.
Do I have to attend the offices of the solicitor to execute the legal charge? If so, I will choose one who does conveyancing in Tenterden so that I can pop in to their offices if necessary.
Most conveyancing panel lawyers for banks conduct their communications through the post, e-mail or over the phone. This means that they can undertake the legal work for your home move no matter where you live in the country. However you can check if you have the option of attending the offices of your conveyancing lawyer if you prefer.
What will a local search inform me regarding the property my wife and I buying in Tenterden?
Tenterden conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company such as Onsearch The local search is essential in every Tenterden conveyancing purchase; that is if you don’t want any nasty once you have moved into your new home. The search should reveal data on, amongst other things, details on planning applications relevant to the property (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 headings.
Just had an offer accepted on a new build apartment in Tenterden. 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 legal work.
Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Tenterden
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. 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.
I am looking into buying my first house which is in Tenterden and I am already nervous. I couldn't find anything specific about Tenterden. Conveyancing will be needed in due course but do you know about the Tenterden area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Tenterden. In the meantime here are some basic statistics that we found
I have just appointed agents to market my garden flat in Tenterden. Conveyancing is yet to be initiated, however I have just had a half-yearly maintenance charge demand – should I leave it to the buyer to sort out?
It best that you clear the service charge as normal because all rents and service payments should be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I am the registered owner of a garden flat in Tenterden, conveyancing was carried out in 2011. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Tenterden with over 90 years remaining are worth £190,000. The ground rent is £65 invoiced annually. The lease ends on 21st October 2086
With just 61 years left to run we estimate the premium for your lease extension to range between £19,000 and £22,000 plus professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.