I am buying a flat in Kempsey. My property lawyer is not on the lender solicitor list. Can I still use my Kempsey conveyancing solicitor even though they are excluded from the bank approved list?

You have a couple of options available to you here

• Complete the deal with your existing Kempsey lawyer but your bank will undoubtedly appoint a conveyancing practitioner from their approved panel. The net result is additional fees and potential delay.
• Get a new solicitor to conduct the conveyancing, making sure they are on the mortgage company conveyancing panel.
• Convince your conveyancer to pull out all the stops to get accepted on the mortgage company conveyancing panel

Despite weeks of looking the Title Certificate and documents to our house can not be found. The solicitors who did the conveyancing in Kempsey 10 years ago no longer exist. What are my next steps?

Nowadays there are copies made of almost everything, and your conveyancer should be aware precisely where to find all the relevant documentation so you can buy or sell your property without any difficulty. If duplicates can’t be found, your solicitor may be able to arrange cover in the form of insurance or indemnities against future claims on the premises.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what should have been a simple, chain free conveyancing. Kempsey is the location of the property. Can you offer any assistance?

Flying freeholds in Kempsey are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Kempsey you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kempsey 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.

Do you have any top tips for leasehold conveyancing in Kempsey from the point of view of saving time on the sale process?

• A significant proportion of the delay in leasehold conveyancing in Kempsey can be avoided if you appoint lawyers as soon as you market your property and ask them to collate the leasehold documentation which will be required by the buyers’ representatives.
If you have had conflict with your landlord or managing agents it is very important that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be concerned about purchasing a flat where there is a current dispute. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is clearly preferable to present the dispute as over rather than unsettled. If you are supposed to have a share in the freehold, you should make sure that you have the original share document. Obtaining a replacement share certificate can be a time consuming formality and frustrates many a Kempsey home move. If a new share is necessary, you should approach the company director and secretary or managing agents (if relevant) for this sooner rather than later. A minority of Kempsey leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. The bank reference should make it clear that the buyer is financially capable of paying the annual 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 service charge figures so that they can pass this information on to the buyers or their lawyers.

Leasehold Conveyancing in Kempsey - A selection of Questions you should ask Prior to Purchasing

On the whole the cost for major works tend not to be incorporated into the service charges, although a few managing agents in Kempsey require leasehold owners to pay into a reserve fund and this is used to offset against major repairs or maintenance. Is the freehold owned collectively by the tenants? The best form of lease structure is a share of the freehold. In this scenario the lessees have being in charge if their destiny and although a managing agent is often retained if it is bigger than a house conversion, the managing agent acts for the leaseholders themselves.

Do online conveyancing organisations do everything a high street Kempsey solicitor does or must I employ a solicitor for the final stages for my conveyancing in Kempsey?

Where you instruct an online conveyancer they will undertake all the things your Kempsey solicitor would cover.