Please explain the implications if my lawyer’s firm is removed from the Kent Reliance Conveyancing panel ahead of completing my conveyancing in Addiscombe?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
We are purchasing a victorian detached house in Addiscombe. Our aim is to carry out an extension to the side at the property.Will the conveyancing process involve checks to determine if these alterations were previously refused?
Your solicitor should check the registered title as conveyancing in Addiscombe will occasionally identify restrictions in the title documents which prevent categories of alterations or need the consent of a 3rd party. Certain extensions require local authority planning permissions and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
When it comes to mortgage companies such as Nottingham, do Addiscombe property lawyers incur a yearly amount to be on the conveyancing panel?
We are not aware of any lender fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
I am due to exchange contracts on my apartment. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Santander are being difficult. The Addiscombe solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Just bought a terraced house in Addiscombe , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Addiscombe conveyancing solicitor works at snail pace, so I want to be sure that my purchase is registered.
As far as conveyancing in Addiscombe registration is no faster or slower than the rest of England and Wales. Rather than based on location, timescales can differ subject to who lodges the application, whether there are errors and if the Land registry have to notify any interested persons or bodies. Currently approximately 80% of submission are completed within 12 days but occasionally there can be protracted hold-ups. Historically registration occurs once the buyer is living at the premises therefore post completion formalities is not always primary concern but if there is a degree of urgency associated with the registration then you or your solicitor could contact the land registry and explain the circumstances.
Over the last few months I have been searching for a flat up to £195,000 and identified one round the corner in Addiscombe I like with open areas and station in the vicinity, the downside is that it only has 61 years unexpired on the lease. There is not much else in Addiscombe in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you need a mortgage that many years will be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you could ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
I was recommended by a couple of local property agents in Addiscombe to locate a conveyancer using your seach tool. What’s the financial advantage for Estate Agents to market your services over a competitor’s?
We refuse to make any referral fee for sending work to this site. We found it would be just too difficult a fee because members of the public would think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.