As someone clueless as to conveyancing in Westgate on Sea what is your top tip you can impart concerning the house moving process in Westgate on Sea
Not many law firms shout this from the rooftops but conveyancing in Westgate on Sea or throughout Kent is often a confrontational experience. In other words, when it comes to conveyancing there is plenty of opportunity for confrontation between you and others involved in the house moving process. For example, the seller, estate agent and on occasion a mortgage company. Selecting a law firm for your conveyancing in Westgate on Sea should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the process whose interest is to act in your legal interests and to keep you safe.
Sometimes a potential adversary may try and convince you that you should follow their advice. For instance, the selling agent may claim to be assisting by claiming that your conveyancer is dragging his heels. Or your mortgage broker may advise you to do something that is contrary to your solicitors advice. You should always trust your lawyer above all other parties in the home moving process.
Forgive me if this question is silly but I am unexperienced as FTB of a two bedroom flat in Westgate on Sea. Do I collect the keys to the house on completion from my conveyancer? If this is the case, I will instruct a local conveyancing solicitor in Westgate on Sea?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the seller's solicitors, and shortly after the monies have arrived, you should be invited to pick up the keys from the property Agents and start moving into the property. Usually this occurs early afternoon.
A friend advised me that in buying a property in Westgate on Sea there may be a number of restrictions affecting the ability to carry out external changes to a property. Is this right?
We are aware of a number of properties in Westgate on Sea which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Westgate on Sea should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Nationwide have agreed my mortgage in principle, my bid on a property in Westgate on Sea has been agreed to, what happens next?
The estate agent will need to be advised as to your lawyer's details (ensure that the property lawyers are on the bank’s approved list). Call up Nationwide or the broker and finalise any relevant documentation. Nationwide will sellect a valuer who will get in touch with the estate agent or vendor to schedule an appointment. Once conducted (assuming no problems) it takes on average a fortnight to receive the mortgage offer. Nationwide will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Westgate on Sea.
A friend suggested that where I am purchasing in Westgate on Sea I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes included in the estimate for your Westgate on Sea conveyancing searches. It is a large report of about 40 pages, listing and detailing significant information about Westgate on Sea around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Westgate on Sea Education with maps and statistics, Local Amenities and other useful information regarding Westgate on Sea.
I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Westgate on Sea is where the house is located. Can you shed any light on this issue?
Flying freeholds in Westgate on Sea are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Westgate on Sea you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Westgate on Sea may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
In what way does the Landlord & Tenant Act 1954 affect my business property in Westgate on Sea and how can you help?
The 1954 Act gives security of tenure to commercial leaseholders, granting the dueness to apply to court for a continuation of occupancy at the end of the lease term. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Westgate on Sea is one of the numerous areas of the UK in which our lawyers are based
There are only 72 years left on my lease in Westgate on Sea. I need to extend my lease but my freeholder is missing. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to prove that you have made all reasonable attempts to track down the landlord. On the whole a specialist may be useful to carry out a search and prepare a report which can be used as evidence that the landlord is indeed missing. It is wise to seek advice from a property lawyer both on proving the landlord’s disappearance and the application to the County Court overseeing Westgate on Sea.
I acquired a ground floor flat in Westgate on Sea, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Westgate on Sea with an extended lease are worth £222,000. The ground rent is £50 invoiced annually. The lease runs out on 21st October 2095
With just 70 years unexpired the likely cost is going to be between £9,500 and £11,000 as well as professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.