My house in Westerham is up for sale and I have a buyer. Does my lawyer have to be required to be on the Skipton conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Skipton conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently at the moment.
My stepmother informed me that in purchasing a property in Westerham there could be various restrictions preventing external alterations to the property. Is this right?
We are aware of anumerous of properties in Westerham which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Westerham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Can I be sure that the Westerham conveyancing solicitor on the Skipton panel is any good?
When it comes to conveyancing in Westerham obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor conducting your conveyancing.
The formalities of my remortgage has taken place for my property in Westerham. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Will my solicitor be raising questions regarding flooding as part of the conveyancing in Westerham.
The risk of flooding is if increasing concern for lawyers conducting conveyancing in Westerham. Plenty of people will buy a house in Westerham, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Solicitors are not qualified to give advice on flood risk, but there are a number of checks that can be carried out by the buyer or on a buyer’s behalf which will give them a better understanding of the risks in Westerham. The standard information given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard question of the seller to determine whether the premises has suffered from flooding. In the event that the property has been flooded in past which is not revealed by the vendor, then a purchaser could commence a compensation claim as a result of such an inaccurate reply. A purchaser’s solicitors may also order an enviro report. This will indicate if there is any known flood risk. If so, more detailed investigations should be made.
Are there restrictive covenants that are commonly identified during conveyancing in Westerham?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Westerham. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £350,000 garden flat in Westerham next Monday. The management company has quoted £408 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Westerham?
Westerham conveyancing on leasehold apartments normally requires the buyer’s conveyancer sending enquiries for the landlord to address. Although the landlord is under no legal obligation to respond to these enquiries most will be willing to assist. They may charge a reasonable charge for answering questions or supplying documentation. There is no set fee. The average costs for the information that you are referring to is £350, in some cases it is above £800. The management information fee invoiced by the landlord must be sent together with a summary of rights and obligations in relation to administration charges, otherwise the invoice is technically not due. In reality one has no choice but to pay whatever is demanded should you wish to exchange contracts with the buyer.
I own a split level flat in Westerham, conveyancing having been completed 10 years ago. How much will my lease extension cost? Comparable properties in Westerham with an extended lease are worth £191,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease ends on 21st October 2078
With just 53 years left to run we estimate the price of your lease extension to span between £27,600 and £31,800 plus legals.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.
Do banks and building societies provide you with an approved list of Westerham solicitors? How do you know who is on the bank conveyancing panel?
Westerham law firm practices and firms carrying out conveyancing in Westerham themselves provide us confirmation that they are on the bank conveyancing panel as opposed to being supplied with a list from the bank directly.