Can you help? My Whitstable solicitor is assuring me that he has toapply for Whitstable conveyancing searches asthe firm are on the Virgin Moneyapproved lawyer panel. Is my lawyer right?
You have limited options available to you. Given that you are taking out a loan with a mortgage company your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Whitstable conveyancing searches.
At what point can the exchange of contracts take place for sale conveyancing in Whitstable and do I need to be at the solicitors branch?
If you are near to our conveyancing solicitors in Whitstable you are invited in to sign the paperwork. However, the lender approved solicitors we recommend supply a countrywide conveyancing service and give just as diligent and professional a job for you when communicating with you electronically. The executing of the contract is not the critical part. A signed contract is just a prerequisite for the solicitor to officially exchange at the appropriate time, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Whitstable)to be in the office available at the end of the phone to exchange contracts.
Please help - my lawyer says that breach of easement insurance is required on my purchase. What is the level of cover for Whitstable conveyancing?
The appropriate level of breach of easement indemnity insurance depends on your lender. It would differ for example between HSBC Bank and Chelsea Building Society. Conveyancing practitioners as opposed to borrowers take out such insurances.
I have paid off my mortgage with Co-operative. I assume I don't need a Whitstable property lawyer on the Co-operative panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
I can not fathom if my mortgage offer requires a lease extension. I have telephoned my Whitstable bank branch on numerous occasions and was told they are content with the situation and they would lend. My Whitstable conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend in accordance with their published requirements. Who do I believe?
Provided that the conveyancer is on the mortgage company approved list, they must follow the Council of Mortgage Lenders’ Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
How does conveyancing in Whitstable differ for new build properties?
Most buyers of new build or newly converted property in Whitstable approach us having been asked by the seller to sign contracts and commit to the purchase even before the residence is completed. This is because developers in Whitstable typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Whitstable or who has acted in the same development.
If all goes to plan we aim to complete the sale of our £125,000 garden flat in Whitstable in just under a week. The management company has quoted £360 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Whitstable?
Whitstable conveyancing on leasehold apartments usually requires the purchaser’s conveyancer sending questions for the landlord to address. Although the landlord is not legally bound to answer these enquiries most will be content to do so. They may charge a reasonable charge for responding to questions or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is over three hundred pounds, in some cases it is above £800. The administration charge levied by the landlord must be accompanied by a synopsis of rights and obligations in respect of administration charges, otherwise the invoice is technically not due. Reality however dictates that one has no option but to pay whatever is demanded if you want to exchange contracts with the buyer.
I bought a 1st floor flat in Whitstable, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Whitstable with a long lease are worth £186,000. The ground rent is £55 invoiced every year. The lease expires on 21st October 2071
You have 52 years remaining on your lease we estimate the price of your lease extension to range between £29,500 and £34,000 plus costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.