I am due to move house in April. Will my conveyancing solicitor call the removal company on the completion day. As an aside, can you recommend a removal company in Kingsnorth. Conveyancing solicitor was chosen prior to coming across this website.
On the afternoon of completion you can collect the house keys from your property agent however this can only happen when the sellers lawyers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be given over. After that you can inform the removal men that you are ready to move in. As a matter of policy we do not suggest a particular removal company but can assist you in choosing a residential property solicitor in Kingsnorth or a solicitor with expertise in conveyancing in Kingsnorth.
It is not clear whether my lender requires a lease extension. I have called into my local Kingsnorth bank branch on numerous occasions and was informed it wasn't a problem and they would lend. My Kingsnorth conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they will not lend in accordance with their published requirements. Who do I believe?
As long as the solicitor is on the bank approved list, they must comply with the CML Handbook specifications for the bank. 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 lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
TSB have agreed my mortgage in principle, my offer on a apartment in Kingsnorth has been agreed to, what happens next?
The estate agent will want to be advised as to your lawyer's details (ensure that the conveyancers are on the bank’s approved list). Call up TSB or the broker and complete any relevant paperwork. TSB will sellect a valuer who will get in touch with the selling agent or vendor to schedule an appointment. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. TSB will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Kingsnorth.
I own a renovated Edwardian property in Kingsnorth. Conveyancing practitioner represented me and Leeds Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Kingsnorth and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing solicitor who conducted the purchase.
As co-executor for the estate of my grandfather I am selling a house in Swansea but live in Kingsnorth. My conveyancer (approximately 260 miles from mehas requested that I execute a statutory declaration before the transaction finalising. Could you suggest a conveyancing solicitor in Kingsnorth to witness and place their company stamp on the document?
Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are Kingsnorth based
Last September I purchased a leasehold house in Kingsnorth. Do I have any liability for service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I am the registered owner of a 1 bedroom flat in Kingsnorth, conveyancing formalities finalised April 1998. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Kingsnorth with a long lease are worth £191,000. The ground rent is £55 yearly. The lease runs out on 21st October 2080
You have 54 years remaining on your lease the likely cost is going to range between £32,300 and £37,400 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.
What is the reason for my conveyancing practitioner requiring a list of items of identification before I can proceed with selling or buying a property in Kingsnorth?
Kingsnorth property lawyers are obliged by the Law Society, SRA, the Land Registry and current AML Regulations to certify that the have verified the identity of their clients. It is also sometimes a requirement of your bank if you are obtaining a mortgage. In addition they have to complete various forms, particularly those relating to Land Tax and need to have details such as your full names, NI number and DOB.