I plan on buying property in Westerham. My lawyer is not listed on the mortgage company conveyancing panel. Can I still use my Westerham conveyancing solicitor notwithstanding that they are not on the lender panel?
You have numerous alternatives available to you here
- Carry on with your preferred Westerham conveyancer but your bank will need to appoint a property lawyer from their conveyancing panel. The net result is additional cost and potential frustration.
- Choose a new conveyancer to conduct the conveyancing, making sure they are on the mortgage company conveyancing panel.
- Convince your conveyancer to seek to join the mortgage company panel
My bid for a property was accepted at auction in Westerham. Conveyancing is needed. What happens now?
Now that you are to all intents and purposes signed on the dotted line you should choose a conveyancing lawyer quickly as you are faced with a tight a drop dead date to complete the transaction. Every auction property will ordinarily have a bespoke auction set of papers. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the legal papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to a leasehold property. You must pass this on to the solicitor working for you as soon as possible. Do make sure that you have funds organised to complete the transaction on the set completion date.
Completion of my remortgage has taken place for my property in Westerham. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Planning on purchasing a flat in Westerham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Westerham property lawyer is on the Nottingham conveyancing panel.
It has been three months following my purchase conveyancing in Westerham completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does the Landlord & Tenant Act 1954 affect my business property in Westerham and how can you help?
The 1954 Act provides a safeguard to commercial lessees, giving them the right to make a request to court for a renewal tenancy and continue in occupation when the lease reaches an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and handle your commercial conveyancing in Westerham
I've found a house that appears to be perfect, at a reasonable figure which is making it more attractive. I have subsequently discovered that it's a leasehold rather than freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Westerham. Conveyancing advisers have not yet been appointed. Will they explain the issues?
Most houses in Westerham are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. We note that you are purchasing in Westerham so you should seriously consider shopping around for a Westerham conveyancing solicitor and be sure that they have experience in advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a lessee you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as obtaining the freeholder’sconsent to conduct changes to the property. It may be necessary to pay a maintenance charge towards the maintenance of the estate where the property is located on an estate. Your solicitor will appraise you on the various issues.
Leasehold Conveyancing in Westerham - Examples of Questions you should ask before Purchasing
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It would be wise to find out if the the lease contains any adverse restrictions in the lease. For example some leases prohibit pets being allowed in in a block in Westerham. If you like the apartmentin Westerham but your dog is not allowed to make the move with you then you have a very difficult choice. Best to be warned if changing the roof or some other major work is coming up to be shared by the leaseholders and could well materially impact the level of the maintenance costs or necessitate a one time invoice. Who manages the block?
Should one remove a deceased person's details from the title register for a property in Westerham?
If a Westerham property is jointly owned and one of the proprietors passes away, the name will not immediately be removed from the title deeds. You are not required to remove their name as when it comes to a sale you would simply be required to evidence why the co owner is missing from the transfer, typically this takes the form of a grant of probate.
With the aim of making the sale conveyancing simpler for the sale of the property you can apply to have the deceased person erased from the title register by submitting an application to HM Land Registry with proof of the death. There is no fee from the Registry for this service.