We are a couple about to exchange contracts for a freehold house in Ashford Kent. We have hit a problem. Our loan offer with Alliance & Leicester expires on 6/2/2019 but the sellers are suggesting a completion date of 8/2/2019. Can one prolong the loan offer?
The best person to deal with your question is your conveyancer who should calculate if he or she is corresponding with the bank, owner’s conveyancers, estate agents or possibly all three taking into account the history of your transaction to date.
I am helping my niece sell her flat in Ashford Kent. Will the conveyancer order the EPC or should I organise this?
After the abolition of Home Information Packs, EPC’s was maintained a compulsory element of moving house. An EPC must be to hand in advance of the property being marketed. This is not something that lawyers normally arrange. Where you are using a Ashford Kent conveyancing practitioner they may help arrange EPC’s given their relationships with reputable local providers
Completion of my remortgage has taken place for my property in Ashford Kent. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved very quickly. 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 with full details of your complaint.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Ashford Kent solicitor - who is on the Clydesdale conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Ashford Kent surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
We are downsizing from our home in Ashford Kent and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A high street Ashford Kent lawyer would know this is not the case. For the life of me I don't know why the purchasers are using an internet conveyancing outfit as opposed to a conveyancing solicitor in Ashford Kent. Having lived in Ashford Kent for three years we know of no issue. Is it a good idea to get in touch with our local Authority to seek clarification need.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I am buying my first flat in Ashford Kent with the aid of help to buy. The developers would not budge the price so I negotiated £7000 of fixtures and fittings instead. The sale representative told me not inform my lawyer about this side-deal as it will put at risk my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Do you have any top tips for leasehold conveyancing in Ashford Kent from the perspective of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Ashford Kent can be reduced if you instruct lawyers as soon as you market your property and request that they start to collate the leasehold documentation which will be required by the buyers’ lawyers. You may think that you are aware of the number of years remaining on your lease but you should verify this by asking your conveyancers. A buyer’s lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the lease term is less than 80 years. In the circumstances it is essential at an early stage that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale. If you are supposed to have a share in the Management Company, you should ensure that you are holding the original share certificate. Organising a duplicate share certificate is often a lengthy formality and slows down many a Ashford Kent home move. Where a duplicate share is necessary, you should approach the company director and secretary or managing agents (if applicable) for this as soon as possible. A minority of Ashford Kent leases require Licence to Assign from the landlord. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. Any bank reference should make it clear that the buyer is 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 service charge figures so that they can pass this information on to the buyers or their lawyers.
I acquired a 2 bed flat in Ashford Kent, conveyancing formalities finalised 7 years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Ashford Kent with over 90 years remaining are worth £222,000. The ground rent is £50 per annum. The lease terminates on 21st October 2088
You have 70 years remaining on your lease the likely cost is going to span between £9,500 and £11,000 plus legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.