I am considering applying for a Bank of Ireland mortgage for purchase of a new build (under development) in Aylesford with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Bank of Ireland ?

There is nothing to stop you using your solicitor, but Bank of Ireland will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

We are aiming to move property in November. Does my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you recommend a removal company in Aylesford. Conveyancing firm was organised before I stumbled across this page.

On the day of completion you can pick up the house keys from the estate agent but this should only take place once the previous owners lawyers confirm to the agent that the monies to complete are in and the keys can be passed over. Subsequently you should tell the removal company that they can start moving you in. As a matter of policy we do not suggest a specific removal organisation but can assist you in finding a conveyancing in Aylesford or a solicitor with expertise in conveyancing in Aylesford.

We have a mortgage agreed in principle with HSBC. Aylesford conveyancing solicitors have been chosen. What is the average time that one could expect to receive a mortgage offer from HSBC?

There is no definitive answer here. Have HSBC conducted the survey? Have you informed HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am expecting a OIP from Kent Reliance this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Aylesford solicitors on the Kent Reliance conveyancing panel, or is it better to go independently?

You will need to appoint Aylesford solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.

I require expedited conveyancing in Aylesford as I am under an ultimatum to complete in less than one month. A home loan is not required. Can I escape the need for conveyancing searches to save money and time?

If.Given you are are a cash buyer you are at liberty not to do searches although no solicitor would suggest that you don't. Drawing on years of experience of conveyancing in Aylesford the following are instances of what can appear and therefore affect market value: Refused Planning Applications, Outstanding Fees, Overdue Grants, Unadopted Roads,...

Are there restrictive covenants that are commonly picked up during conveyancing in Aylesford?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Aylesford. 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…’

Are there common problems that you come across in leases for Aylesford properties?

There is nothing unique about leasehold conveyancing in Aylesford. All leases are unique and drafting errors can result in certain sections are erroneous. For example, if your lease is missing any of the following, it could be defective:

Maintenance charge proportions which don’t add up to the correct percentage Clauses dealing with recovering service charges for expenditure on the building or common parts.

A defective lease can cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Birmingham Midshires, Norwich and Peterborough Building Society, and Alliance & Leicester all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, obliging the buyer to pull out.

Leasehold Conveyancing in Aylesford - A selection of Questions you should consider before buying

How much is the yearly maintenance fee and ground rent? How long is the Lease? You should be aware if it is less than eighty years it will have adverse implications on the salability of the apartment. It is worth checking with your lender that they are willing to lend given the lease term. Leases with fewer than 80 years remaining means that you will probably have to extend the lease at some point and it is worth discovering how much this will be. For most Aylesfordlease extensions you will be be obliged to have been the owner of the residence for 24 months before you are entitled to extend the lease.