AssumingI were to acquire a freehold housein Downe mortgage fee and dispense with a survey and no local authority searches how much would I expect to have to pay for conveyancing in Downe?
The only saving you would make on is the Downe conveyancing searches. A lawyer still got to do everything else - money laundering, liaising with your vendors conveyancer, SDLT return, register the property etc. A slight saving might be made by not needing to register a mortgage but it won't be significant.
Finally the sale completed on my house in Downe last February yet the purchaser is telephoning every few hours complaining that his solicitor needs to hear from mylawyer. What are the post completion sale legalities now that I have sold?
After completion of your disposal your lawyer should deliver the transfer documentation and all additional paperwork to the buyer’s lawyers. Where relevant, your solicitor should also send confirmation that the mortgage has been paid off to the buyers conveyancers. There is unlikely to be post completion requirements peculiar conveyancing in Downe.
I am selling our house in Downe and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A high street Downe conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers are using a factory type conveyancing firm rather than a conveyancing solicitor in Downe. Having lived in Downe for six years we know that this is a non issue. Should we get in touch with our local Authority to get confirmation that there is no issue.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
How does conveyancing in Downe differ for new build properties?
Most buyers of new build property in Downe come to us having been asked by the builder to exchange contracts and commit to the purchase even before the property is constructed. This is because new home sellers in Downe 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 accustomed to new build conveyancing in Downe or who has acted in the same development.
Should I be concerned that third parties that I am dealing with are recommending a national conveyancing firm as opposed to a High Street Downe conveyancing firm?
As is the case with lots of professional services, often referrals from family and friends can be very helpful. But there are many parties with a vested interest in a conveyancing matter; estate agents, mortgage brokers and banks may recommend solicitors to instruct. Sometimes these conveyancers might be known to one of the organisations as being good in their field, but occasionally there is an underlying financial incentive behind the endorsement. You have the discretion to appoint your preferred lawyer. Don't forget that many lenders have an approved list of lawyers you must use for the mortgage related work in your conveyancing.
I today plan to offer on a house that appears to tick a lot of boxes, at a reasonable price which is making it more attractive. I have subsequently discovered that it's a leasehold as opposed to freehold. I am assuming that there are issues buying a house with a leasehold title in Downe. Conveyancing lawyers have are about to be instructed. Will my lawyers set out the implications of buying a leasehold house in Downe ?
Most houses in Downe are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can help the conveyancing process. We note that you are buying in Downe in which case you should be shopping around for a Downe conveyancing solicitor and check that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a lessee you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example obtaining the landlord’sconsent to carry out alterations. You may also be required to pay a maintenance charge towards the upkeep of the communal areas where the property is located on an estate. Your lawyer will report to you on the legal implications.
I have tried to negotiate informally with with my landlord for a lease extension without success. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Downe conveyancing firm to represent me?
Where there is a absentee landlord or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to decide the price payable.
An example of a Lease Extension decision for a Downe residence is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case affected 1 flat. The remaining number of years on the lease was 50.57 years.