Can the conveyancing lawyers listed on your site perform attended exchange conveyancing in Downe?
There are a few conveyancing specialists carrying out one day exchanges. You should call us to secure a conveyancing quote and details as to dates.
I purchased a freehold house in Downe yet invoiced for rent, why is this and what is this?
It’s unusual for properties in Downe and has limited impact for conveyancing in Downe but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.
I am helping my step-mother sell her house in Downe. Will the solicitor commission an energy performance certificate or it is for me to see to?
Following the abolition of Home Information Packs, energy assessments became a mandatory element of selling a property. An energy performance certificate needs to be to hand in advance of the property being put on the market. It is not something that solicitors ordinarily arrange. If you are instructing a Downe conveyancing lawyer they may be able to arrange energy performance certificates given their contacts with long established local accredited person
Is it the case that all Downe solicitors on the Clydesdale conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be regulated by the SRA. Many lenders do allow licenced conveyancers on their panel in which case such practice would be regulated by the CLC.
We are getting the release of further monies on our home loan from HSBC as we intend to carry out renovations to our home in Downe. Are we obliged to choose a high street Downe solicitor on the HSBC conveyancing panel to deal with the paperwork?
HSBC would not normally appoint firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC conveyancing panel.
Over the last few months I have been searching for a ground for flat up to £245,000 and found one near me in Downe I like with amenity areas and station nearby, however it only has 61 remaining years left on the lease. There is not much else in Downe suitable, so just wondered if I would be making a grave error acquiring a short lease?
If you need a home loan the shortness of the lease will likely be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.
Can you provide any top tips for leasehold conveyancing in Downe with the purpose of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Downe can be avoided if you instruct lawyers as soon as you market your property and request that they start to put together the leasehold information which will be required by the purchasers’ representatives. If you hold a share in a the freehold, you should ensure that you have the original share document. Organising a duplicate share certificate can be a time consuming process and frustrates many a Downe conveyancing deal. If a reissued share is needed, you should approach the company officers or managing agents (if relevant) for this at the earliest opportunity. In the event that you altered the property did you need the Landlord’s approval? Have you, for example installed wooden flooring? Most leases in Downe state that internal structural alterations or addition of wooden flooring necessitate a licence from the Landlord consenting to such alterations. Where you dont have the approvals in place do not communicate with the landlord without checking with your solicitor before hand. If you have had conflict with your freeholder or managing agents it is very important that these are resolved prior to the flat being put on the market. The purchasers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is better to present the dispute as historic rather than unresolved.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Downe conveyancing firm to represent me?
You certainly can. We are happy to put you in touch with a Downe conveyancing firm who can help.
An example of a Lease Extension decision for a Downe property 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 unexpired term was 50.57 years.
Are you able to shed any light on the scope of conveyancing provided by Downe conveyancing firms?
By and large Downe conveyancing practices tend to handle various services to home and land owners, sellers, purchasers, freeholders and tenants and you can expect them to offer expert advice on some of the following services:
-
Home sale conveyancing in Downe or across the country
House purchase conveyancing in Downe and nationwide
Advice on a boundary Issues Advising on buy to let and other investment property transactions Matrimonial conveyancing beyond Tenancy and licence agreements