I am looking to buy a property and require a conveyancing solicitor in Sandwich who is on the Aldermore solicitor. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Aldermore in certain locations such as Sandwich. We dont recommend any particular firm.
We are buying a house in Sandwich. I might seem paranoid but how we can trust a solicitor? On completion day we have to put funds into their account. What is the protection we have from them run away with our money?
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 have agreed to purchase a house in Sandwich. A rare aspect is that the roof has a solar panel. Kent Reliance have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Kent Reliance your lawyer must follow the conveyancing requirements contained in Part two of UK Finance Lenders’ Handbook for Kent Reliance. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Kent Reliance where a lease fails to comply with these requirements. The provisions relate to the installation of panels on properties nationwide and is not isolated to Sandwich.
The mortgage over my property is with Virgin Money for my property in Sandwich. Conveyancing was finalised a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Virgin Money?
Virgin Money must be informed of your intention before letting out your property as this is likely to be a breach of Virgin Money’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. You need not do this via a Virgin Money conveyancing panel firm.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Sandwich?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Sandwich. 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…’
I am looking for a ground for flat up to £305k and found one round the corner in Sandwich I like with amenity areas and transport links nearby, however it's only got 52 remaining years left on the lease. There is not much else in Sandwich in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a home loan the shortness of the lease will likely be problematic. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
I’m about to sell my basement apartment in Sandwich. Conveyancing lawyers have not yet been instructed, but I have recently had a half-yearly maintenance charge demand – what should I do?
It best that you clear the invoice as normal given that all ground rent and service charges will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Leasehold Conveyancing in Sandwich - A selection of Queries Prior to buying
Are any of leasehold owners in dispute over their service charge liability? How much is the yearly maintenance fee and ground rent? It would be wise to enquire if the the lease includes any adverse restrictions in the lease. For instance some leases prohibit pets being permitted in in a block in Sandwich. If you love the propertyin Sandwich but your dog is not allowed to move with you then you will be faced hard decision.