Is there a search tool that I can utilise to discover of the solicitor handling my conveyancing in Whitstable is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Halifax thus spending £175.00 in another set of legal bill.
Please do make the most of the search tool on this page. Please choose the mortgage company and type ‘Whitstable’ or your preferred area and you will be presented with a number of lawyer offices in Whitstable or near you.
This question may be naive but I am wet behind the ears as FTB of a two bedroom flat in Whitstable. Do I receive the keys to the premises on the completion date from my solicitor? If so, I will find a local conveyancing solicitor in Whitstable?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the owner’s solicitors, and once they have received this, you should be invited to receive the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.
About to purchase house in Whitstable. 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 Nationwide 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 Whitstable lawyer is on the Nationwide conveyancing panel.
HSBC have agreed my home loan in principle, my bid on a apartment in Whitstable has been accepted, what are the next steps?
The property agent will need to be advised as to your conveyancer's details (ensure that the lawyers are on the bank’s panel). Call up HSBC or your financial adviser and finish off any outstanding documentation. HSBC will appoint a valuer who will get in touch with the selling agent or seller to arrange a slot for the valuation to happen. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. HSBC will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Whitstable.
I am buying a new build house in Whitstable with the aid of help to buy. The sellers would not move on the amount so I negotiated £7000 of additionals instead. The estate agent told me not inform my lawyer about this extras as it will adversely affect my mortgage with Britannia. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Whitstable is where the house is located. What do you suggest?
Flying freeholds in Whitstable are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Whitstable you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Whitstable may decide 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.
I need to retain a conveyancing solicitor for some conveyancing in Whitstable. I've chance upon a web site which appears to be the perfect offering If it is possible to get all formalities completed via phone that would be ideal. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Can you provide any top tips for leasehold conveyancing in Whitstable from the point of view of saving time on the sale process?
- Much of the frustration in leasehold conveyancing in Whitstable can be reduced where you instruct lawyers as soon as you market your property and request that they start to collate the leasehold information which will be required by the buyers’ solicitors. The majority of freeholders or Management Companies in Whitstable charge for providing management packs for a leasehold home. You or your lawyers should find out the actual amount of the charges. The management information can be applied for on or before finding a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most usual cause of delay in leasehold conveyancing in Whitstable. In the event that you altered the property did you need the Landlord’s approval? Have you, for example installed wooden flooring? Most leases in Whitstable state that internal structural alterations or laying down wooden flooring calls for a licence from the Landlord consenting to such changes. Where you dont have the consents in place do not contact the landlord without contacting your conveyancer before hand. Some Whitstable leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. If you are supposed to have a share in the Management Company, you should make sure that you are holding the original share certificate. Organising a duplicate share certificate is often a time consuming formality and frustrates many a Whitstable conveyancing deal. Where a duplicate share certificate is required, do contact the company director and secretary or managing agents (if applicable) for this as soon as possible.
I invested in buying a leasehold flat in Whitstable, conveyancing formalities finalised in 2006. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Whitstable with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £50 yearly. The lease ceases on 21st October 2089
With only 68 years unexpired we estimate the premium for your lease extension to span between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use this information 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. Neither should you move forward based on this information without first seeking the advice of a professional.