I require expedited conveyancing in Sittingbourne as I am faced with a deadline to sign on the dotted line within 2 weeks. A home loan is not required. Is it possible to decline from having conveyancing searches to save money and time?

If.Given you are are a cash buyer you have the choice not to do searches although no conveyancer would advise that you don't. With lots of history conveyancing in Sittingbourne the following are instances of issues that can crop up and adversely impact future saleability: Refused Planning Applications, Outstanding Charges, Overdue Grants, Unadopted Roads,...

I got the keys to my flat on 9 September and the transaction details is not yet registered. Any reason for this? My conveyancing solicitor in Sittingbourne advises it would be dealt with in less than a month. Are transfers in Sittingbourne particularly slow to register?

As far as conveyancing in Sittingbourne registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timescales can adjust subject to the party submitting the application, whether it is in order and if the Land registry have to notify any third persons or bodies. At present roughly 80% of such applications are fully addressed within 12 days but occasionally there can be longer hold-ups. Registration is effected after the new owner is living at the property thus 'speed' is not typically an essential issue yet where there is a degree of urgency associated with the registration then you or your conveyancer can communicate with the Registry to express the reasoning for an expedited registration.

I'm buying my first flat in Sittingbourne with a mortgage from Clydesdale. The sellers refused to budge the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep suggested that I not to tell my lawyer about this extras as it could put at risk my loan with Clydesdale. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

In relation to leasehold conveyancing in Sittingbourne what are the most common lease defects?

Leasehold conveyancing in Sittingbourne is not unique. All leases are drafted differently and drafting errors can result in certain sections are wrong. The following missing provisions could result in a defective lease:

Maintenance charge proportions which don’t add up to the correct percentage A duty to insure the building

You will encounter difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Barclays , The Mortgage Works, and Clydesdale all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, obliging the buyer to pull out.

Leasehold Conveyancing in Sittingbourne - A selection of Queries Prior to buying

How much is the ground rent and service charge? How is the lease structured? Please note that where the lease has fewer than 80 years it will affect the marketability of the apartment. Check with your mortgage company that they are happy with remaining years on the lease. A short lease means that you will almost definitely need a lease extension at some point and it is worth finding out what this will be. Remember, in most cases you would be required to have owned the residence for a couple of years before you are entitled to exercise a lease extension.

My wife and I are acquiring a first floor flat in Sittingbourne. At the point of instructing our lawyer, they said that they were on all mainstream lender panels. Our mortgage broker contacted us just now to say that they don't appear to be on the Principality approved list. Were it to be true, what should we do? Do we just choose a different property lawyer that is on their panel or do we cover the costs for dual representation, with Principality appointing their own approved lawyer.

If you are buying a property needing a mortgage it is conventional for the purchaser’s lawyers to also represent the purchaser's lender. In order to act for a bank or building society a property lawyer has to be on that lender's list of approved lawyers. An application has to be made by the lawyer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the property lawyer has to fulfill. Some building societies now require their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should call Principality and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on Principality's conveyancing panel as you are at liberty to use your preferred Sittingbourne lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another conveyancing practitioner into the equation.