We are purchasing a 1 bedroom flat in Meopham with a mortgage. We wish to retain our Meopham conveyancer, however the mortgage company advise she’s not on their "panel". We have to appoint one of the mortgage company panel solicitors or retain our Meopham lawyer and pay for one of their panel lawyers to represent them. This feels very unfair; can we not insist that the lender use our Meopham conveyancing practitioner ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Meopham conveyancing lawyer to apply to be on the conveyancing panel.
How does conveyancing in Meopham differ for new build properties?
Most buyers of new build residence in Meopham contact us having been asked by the seller to sign contracts and commit to the purchase even before the premises is ready to move into. This is because developers in Meopham usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Meopham or who has acted in the same development.
I have been on the look out for a leasehold apartment up to £235,500 and found one near me in Meopham I like with amenity areas and station in the vicinity, the downside is that it's only got 61 years on the lease. There is not much else in Meopham in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
If you need a mortgage the shortness of the lease will likely be an issue. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.
How does the Landlord & Tenant Act 1954 affect my business property in Meopham and how can your lawyers assist?
The particular law that you refer to provides security of tenure to business leaseholders, granting the legal entitlement to apply to court for a continuation of occupancy when the lease reaches an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Meopham is one of the numerous areas of the UK in which our lawyers have offices
In my capacity as executor for the estate of my grandfather I am selling a residence in Neath but I am based in Meopham. My conveyancer (approximately 250 miles from merequires that I execute a statutory declaration prior to completion. Could you suggest a conveyancing lawyer in Meopham to witness this legal document for me?
Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are located in Meopham