I was notified yesterday by my mortgage broker that my Sandwich lawyer is not on the lender Conveyancing panel. How can I be certain that this is indeed the case?

Your first step should be to contact your Sandwich conveyancer. It is reasonable to expect your lawyer to inform you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.

About to place an offer on a leasehold apartment in Sandwich. The estate agents assure me that it is standard for flats in Sandwich to have less than 75 years remaining. I am taking out a loan with Chelsea Building Society. Is this going to be acceptable if the lease has 70 years to go.

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 8/11/2024 the requirements read as follows :

Should our solicitor be raising questions regarding flooding as part of the conveyancing in Sandwich.

Flooding is a growing risk for solicitors dealing with homes in Sandwich. Some people will purchase a property in Sandwich, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not qualified to impart advice on flood risk, but there are a various checks that can be undertaken by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Sandwich. The conventional set of completed inquiry forms sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the vendor to determine if the premises has historically flooded. In the event that flooding has previously occurred and is not disclosed by the vendor, then a purchaser could issue a compensation claim as a result of such an misleading response. The buyer’s conveyancers will also conduct an enviro search. This should disclose if there is a recorded flood risk. If so, additional investigations should be initiated.

Given that I will soon spend over three hundred thousand on a house in Sandwich I would like to talk to a solicitor regarding thetransaction ahead of giving the go ahead to the firm. Can this be arranged?

We could not agree more - we would be pleased to talk to you we do not take any clients on without you first talking to the solicitor who will be doing your property ownership legalities in Sandwich.There is no ‘factory style conveyancing’ - every client is an important person, not a file reference. The practices that we put you in touch with believe that the fees you are quoted for residential conveyancing in Sandwich should be the amount on the final invoice that you are charged.

Due to exchange soon on a garden flat in Sandwich. Conveyancing lawyers assured me that they are sending me a report within the next couple of days. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Sandwich should include some of the following:

The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. How long the lease is. You should receive guidance as what happens when the lease ends, and aware of the importance of not letting the lease term falling below eighty years What options are available to the landlord where you breach a clause of your lease? The physical extent of the demise. This may be the apartment itself but could also include a attic or basement if appropriate. Defining your legal entitlements in respect of the communal areas in the block.For example, does the lease permit a right of way over a path or hallways?

Leasehold Conveyancing in Sandwich - A selection of Queries before Purchasing

If a Sandwich lease has fewer than 80 years it will impact the value of the flat. Check with your lender that they are willing to lend given the lease term. A short lease means that you will most likely need a lease extension sooner rather than later and you need to have some idea of what this would cost. Remember, in most cases you will need to own the premises for two years in order to be entitled to exercise a lease extension. On the whole the cost for major works are not incorporated into the maintenance charges, although there some managing agents in Sandwich ask leasehold owners to contribute towards a reserve fund and this is used to offset against major works. Does the lease contain onerous restrictions?