I am helping my mother sell her property in Mottingham. Does the conveyancing solicitor order an energy performance certificate or it is for the owner to coordinate?
After the demise of HIPs, EPC’s remained a required element of moving house. An energy assessment must be commissioned before the property is put on the market. This is not something that lawyers normally arrange. If you are instructing a Mottingham conveyancing solicitor they might be willing to arrange energy performance certificates due to their contacts with reputable Mottingham energy assessors
This question may be naive but I am unseasoned as FTB of a two bedroom flat in Mottingham. Do I receive the keys to the property on the completion date from my conveyancer? If this is the case, I will use a High Street conveyancing solicitor in Mottingham?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the seller's conveyancers, and shortly after the monies have arrived, you will be able to pick up the keys from the Estate Agents and move into your new home. Usually this happens between 1 and 3pm.
About to purchase house in Mottingham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Mottingham lawyer is on the Coventry BS conveyancing panel.
A friend advised me that if I am purchasing in Mottingham I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally quoted for as part of the standard Mottingham conveyancing searches. It is a large report of about 40 pages, listing and setting out significant information about Mottingham around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Mottingham Education with maps and statistics, Local Amenities and other useful data about Mottingham.
How does conveyancing in Mottingham differ for new build properties?
Most buyers of new build property in Mottingham contact us having been asked by the builder to sign contracts and commit to the purchase even before the property is finished. This is because developers in Mottingham typically purchase the land, 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 conveyancers 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 Mottingham or who has acted in the same development.
I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Mottingham is the location of the property. What do you suggest?
Flying freeholds in Mottingham are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Mottingham you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Mottingham may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Taking into account that I will soon part with £400,000 on a house in Mottingham I wish to have a conversation with the conveyancer about myhouse move prior to giving the go ahead to the firm. Is this something that you can arrange?
This is something that we encourage - we would be delighted to talk to you we do not take any clients on without you first talking to the solicitor due to be carrying out your property ownership legalities in Mottingham.There is no ‘factory style conveyancing’ - every client is an important person, not a case reference. The law firms that we put you in touch with believe that the fees you are provided with for residential conveyancing in Mottingham should be the figure that you end up paying.
I am employed by a busy estate agency in Mottingham where we have witnessed a number of flat sales jeopardised as a result of leases having less than 80 years remaining. I have received inconsistent advice from local Mottingham conveyancing solicitors. Please can you clarify whether the seller of a flat can start the lease extension process for the purchaser on completion of the sale?
Provided that the seller has owned the lease 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 can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord 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 buyer.
Following years of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Mottingham. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a missing landlord or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to judgment on the premium.
An example of a Lease Extension matter before the tribunal for a Mottingham property is 49 Woodstock Court Burnt Ash Hill in May 2012. the payment of £64,116 by the leaseholder was the premium which the Tribunal found due for the lease extension in this case. This case was in relation to 1 flat. The unexpired term was 23.26 years.