I had intended to instruct a property lawyer in Kent for our home move. Our broker informed us that our mortgage company Platform Home Loans Ltd won't deal with them. Why is this not regarded as unduly restrictive?
A mortgage company will direct that a panel solicitor act for it. You would be expected to bear the cost of this. Please make use of our database to select a solicitor to carry conveyancing in Kent on the Platform Home Loans Ltd approved list of solicitors.
Do commercial conveyancing searches disclose proposed roadworks that may affect a commercial property in Kent?
Its becoming the norm that commercial conveyancing solicitors in Kent will carry out 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 sets out 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 each commercial conveyancing transaction in Kent it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Kent commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Kent.
I used Action Conveyancing a few years past for my conveyancing in Kent. Now, I need my files however the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Kent of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying a new build house in Kent with a mortgage from Britannia. The sellers refused to move on the price so I negotiated five thousand pounds worth of additionals instead. The sale representative told me not to tell my lawyer about the extras as it could jeopardize my loan with Britannia. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the guidance of my in-laws I had a survey completed on a house in Kent before retaining conveyancers. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some lenders tend not give a mortgage on such a house.
It depends who your proposed lender is. HSBC has different instructions from Nationwide. If you call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Kent. Conveyancing may be slightly more expensive based on your lender's requirements.
I only have Fifty years remaining on my lease in Kent. I need to extend my lease but my landlord is can not be found. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to prove that you have made all reasonable attempts to track down the lessor. In some cases an enquiry agent should be useful to try and locate and prepare a report which can be accepted by the court as evidence that the landlord is indeed missing. It is wise to seek advice from a conveyancer both on proving the landlord’s disappearance and the vesting order request to the County Court overseeing Kent.
I bought a leasehold flat in Kent, conveyancing was carried out December 2011. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Kent with over 90 years remaining are worth £197,000. The ground rent is £55 invoiced annually. The lease comes to an end on 21st October 2081
You have 55 years unexpired we estimate the premium for your lease extension to range between £31,400 and £36,200 as well as costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.