I have just been advised by my lender that my Rochester solicitor is not on the bank Conveyancing panel. How can I check?
Your first step should be to call your Rochester lawyer directly. You lawyer should advise you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
My Solicitor in Rochester has never been on on the Birmingham Midshires Approved Panel. Is it possible for me to use my family solicitor even though they are not on the Birmingham Midshires panel?
The limited options open to you here include:
- Carry on with your existing Rochester lawyers but Birmingham Midshires will need to use a lawyer on their list of acceptable firms. This will result in additional overall conveyancing fees as well as cause frustration.
- Choose an alternative practitioner to act in the purchase, not forgetting to check they are Birmingham Midshires approved.
- Persuade your Birmingham Midshires solicitor to seek to join the Birmingham Midshires panel
Me and my partner are buying a apartment in Rochester. It might be a silly question but how we can trust a conveyancer? On completion day we have to send money into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We are purchasing a 3 bedroom semi in Rochester. The intention is to carry out an extension to the side at the property.Will the conveyancing process involve checks to determine if these works are allowed?
Your property lawyer should check the deeds as conveyancing in Rochester can occasionally identify restrictions in the title deeds which prohibit categories of changes or require the consent of a 3rd party. Some extensions call for local authority planning consent and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.
We had appointed conveyancing lawyers located in Rochester on the Santander solicitor approved list. They are now charging me an additional sum for the legal aspects of the Santander mortgage. Is this an additional conveyancing fee set by Santander?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your solicitor may charge a fee for this. This fee is not dictated by Santander but by your Rochester conveyancing practitioner. Some firms on the Santander panel will levy ’dealing with mortgage’ fee and others do not.
It has been 3 months since my purchase conveyancing in Rochester took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Over the last few months I have been searching for a flat up to £305k and identified one near me in Rochester I like with amenity areas and railway links nearby, the downside is that it only has 51 remaining years left on the lease. I can't really find anything else in Rochester for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a home loan the remaining unexpired lease term will be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this.