I plan on acquiring an apartment in Sandgate. My Conveyancer is not on the bank solicitor panel. Is it possible for me to appoint my Sandgate conveyancing solicitor notwithstanding that they are not on the lender panel?

One must appoint a solicitor to complete the formalities when you take out a loan to purchase your home. They will carry out all the essential due diligence on the property, ensuring that you will be properly registered as the owner and ensure that all the required mortgage documentation is in order. You could instruct a Sandgate solicitor of your choice. Nevertheless, where the lawyer selected is not on the lender conveyancing panel additional costs will arise as separate legal representation will be required by them. Lender panel applications can be submitted, so where your conveyancer has not historically applied for membership they should do so.

I am the registered owner of a freehold premises in Sandgate yet invoiced for rent, why is this and what is this?

It’s unusual for properties in Sandgate and has limited impact for conveyancing in Sandgate but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.

Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.

Due to the encouragement of my in-laws I had a survey completed on a property in Sandgate prior to instructing conveyancers. I have been told that there is a flying freehold aspect to the house. My surveyor has said that some lenders tend refuse to issue a loan on a flying freehold premises.

It depends who your proposed lender is. HSBC has different requirements for example to Halifax. If you call us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Sandgate. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Sandgate to see if the conveyancing will be more expensive.

I am in need of some leasehold conveyancing in Sandgate. Before diving in I want to be sure as to the number of years remaining on the lease.

Assuming the lease is recorded at the land registry - and most are in Sandgate - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Leasehold Conveyancing in Sandgate - Examples of Queries before Purchasing

The answer will be useful as a) areas could result in problems in the block as the common areas may start to deteriorate where services are not paid for b) if the leaseholders have an issue with the managing agents you will want to have full disclosure How many years remain on the lease? Are there any major works anticipated that could add a premium to the maintenance fees?

The mortgage broker has recommended their lawyer for my conveyancing in Sandgate - Surely it’s advisable to just instruct them?

This is not necessarily the case and you are free to opt for whichever conveyancer you decide for your Sandgate conveyancing. The conveyancer put forward by an estate agent may not necessarily be the best property lawyer, they may recommend their preferred conveyancing firm who are based remotely. In this instance you may not have contact with your conveyancer and due to the lack of continuity in the transaction, it may be difficult to obtain progress reports.