Me and my partner are soon to complete buying a property in Crayford but as a result of damage from a small fire at the property I have was able negotiate recompense from the owner of £3k by way of a adjustment in the price. I had intended this to be dealt with as part of a side agreement yet Santander will not permit this. Should they have been approached?
Any conveyancing practitioner that is on a Santander approved list is obliged to inform Santander of any variations to the purchase price. If you prohibit your lawyer to report the reduction to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new conveyancing practitioner for your conveyancing in Crayford.
Are the Crayford conveyancing solicitors identified as being on the Coventry BS conveyancing panel, together with their details provided by Coventry BS?
Crayford conveyancing firms themselves provide us confirmation that they are on the Coventry BS conveyancing panel as opposed to being supplied with a list from Coventry BS directly.
Will my lawyer be raising questions concerning flooding during the conveyancing in Crayford.
The risk of flooding is if increasing concern for lawyers dealing with homes in Crayford. Some people will purchase a property in Crayford, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Lawyers are not best placed to offer advice on flood risk, however there are a number of searches that may be undertaken by the buyer or by their conveyancers which should give them a better understanding of the risks in Crayford. The standard information supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the seller to discover whether the premises has suffered from flooding. In the event that the residence has been flooded in past which is not notified by the seller, then a purchaser may bring a claim for damages resulting from an misleading answer. The purchaser’s solicitors will also carry out an environmental report. This should indicate whether there is any known flood risk. If so, further investigations should be conducted.
I opted to have a survey completed on a house in Crayford ahead of appointing lawyers. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some banks may not grant a mortgage on such a premises.
It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. Should you wish to telephone us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Crayford. Conveyancing may be slightly more expensive based on your lender's requirements.
I am a negotiator for a busy estate agent office in Crayford where we have experienced a number of flat sales derailed due to leases having less than 80 years remaining. I have received conflicting advice from local Crayford conveyancing firms. Could you clarify whether the vendor of a flat can instigate the lease extension process for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I have had difficulty in trying to purchase the freehold in Crayford. Can the Leasehold Valuation Tribunal adjudicate on premiums?
if there is a missing landlord or if there is disagreement about what the lease extension should cost, under the relevant legislation you can apply to the LVT to arrive at the amount due.
An example of a Lease Extension decision for a Crayford residence is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case related to 13 flats. The unexpired residue of the current lease was 76 years.
I am looking for Crayford online conveyancing estimates. Can I be sure that all the Crayford law firms that are listed on your website are on the bank conveyancing panel?
The solicitor and licensed conveyancing practices listed on our site have advised us that they are on the mortgage company panel and agreed to advise us to take down their listing in the event of removal off of the lender panel. To date we have not been informed by either a bank or a member of the public that the data about a specific Crayford firm being on the mortgage company conveyancing panel is incorrect.