We are buying a victorian detached house in Deptford. We would like to convert the garage to a playroom at the property.Will the conveyancing process involve investigations to determine if these alterations were previously refused?
Your conveyancer will review the registered title as conveyancing in Deptford can occasionally reveal restrictions in the title deeds which prohibit certain changes or necessitated the consent of a 3rd party. Some extensions need local authority planning permissions and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these issues with a surveyor before you commit yourself to a purchase.
Is it the case that all Deptford CQS (Conveyancing Quality Scheme) solicitors are on the Leeds Building Society conveyancing list of approved firms?
It is true that some banks and building societies now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Deptford solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Deptford surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Do I need to pay for insurance to cover chancel repairs when purchasing a property in Deptford?
Unless a previous purchase of the house completed after 12 October 2013 you could take it that lawyers delivering conveyancing in Deptford to remain recommending a chancel search and or insurance against a claim.
Just acquired a semi-detached house in Deptford , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Deptford conveyancing solicitor has been painfully slow, so I want to be sure that my name is registered.
There is nothing unique when it comes to conveyancing in Deptford registration formalities. As opposed to being determined by geographic area, timeframes can vary depending on the party submitting the application, whether it is in order and if the Land registry need to notify any third parties. Currently roughly three quarters of submission are fully dealt with within two weeks but some can be subject to longer hold-ups. Registration is effected after the purchaser is living at the property thus post completion formalities is not typically top priority yet where there is a degree of urgency associated with the registration then you or your solicitor can speak with the land registry and explain the circumstances.
I am looking for a ground for flat up to £235,500 and found one close by in Deptford I like with amenity areas and transport links in the vicinity, the downside is that it only has 51 remaining years left on the lease. I can't really find anything else in Deptford in this price bracket, so just wondered if I would be making a grave error buying a short lease?
Should you require a mortgage the remaining unexpired lease term will likely be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of twenty four months you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.
My uncle has recommend that I instruct his conveyancers in Deptford. Do I take his guidance?
No doubt it’s preferable to select a conveyancing lawyer is to get referrals from friends or family who have experience in using the firm you're contemplating using.
I’m about to sell my 2 bed apartment in Deptford. Conveyancing lawyers have not yet been instructed, but I have recently received a quarterly service charge demand – Do I pay up?
The sensible thing to do is pay the service charge as normal given that all rents and service charges will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Deptford conveyancing firm to assist?
Most certainly. We are happy to put you in touch with a Deptford conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Deptford property is 41 Endwell Road in March 2013. this matter relateed to the acquisition of the freehold of a mid- terraced Victorian house converted into three separate self-contained dwellings. By an order dated 28/11/2012, Deputy District Judge Cole in the Bromley County Court held that the leaseholders were entitled to acquire the freehold and directed that the premium payable be determined by this Tribunal. The Tribunal assessed the premium to be £14,753 This case affected 3 flats. The number of years remaining on the existing lease(s) was 80.01 years.