My wife and I are hoping to buy a 3 bedroom flat in Kent with a mortgage. We wish to retain our Kent solicitor, however the lender advise she’s not on their "panel". It seems we have little choice but to instruct one of the mortgage company panel firms or retain our Kent solicitor as well as pay for one of their panel lawyers to represent them. This feels very unfair; can we not insist that the bank use our Kent property lawyer ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Kent conveyancing lawyer to apply to be on the conveyancing panel.
Will commercial conveyancing searches disclose planned roadworks that may affect a commercial property in Kent?
Many commercial conveyancing solicitors in Kent will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Kent. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Kent.
For every commercial conveyancing transaction in Kent it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to Kent commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Kent.
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 was supposed to be a quick, chain free conveyancing. Kent is the location of the property. Can you shed any light on this issue?
Flying freeholds in Kent are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Kent you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kent 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.
How do I locate a Kent law firm on the Santander conveyancing panel? I have a car and am prepared to travel upto 10kilometers to meet the conveyancer.
Feel free to make use of the facility on this website. Please pick a mortgage company and your location and you will see a number of Kent conveyancing lawyers locally. We have listed some Kent conveyancing firms towards the end of this page and you can ring them to verify whether they are on the Santander approved list
We are midway through purchasing a house in Kent. Conveyancing solicitor has phoned to say the title is "Leasehold". Should this make a difference on the salability of the house?
Kent conveyancing does not normally involve leasehold houses. The key factor here is the length of lease and the ground rent. If there are hundred of years years remaining with a nominal rent, it's almost the same as freehold, so it’s unlikely to impact the marketability significantly.
At the other end of the spectrum, if it's, say, fifty five years it will have a significant impact on the value, and probably wouldn't be mortgageable. The length of lease and ground rent will be stated in the lease provided to your conveyancer.