I was advised yesterday by my broker that my Orpington solicitor is not on the lender Conveyancing panel. How can I check?
You need to call your Orpington lawyer directly. It is reasonable to expect your lawyer to inform you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
Our Orpington conveyancer has spotted an inconsistency between the surveyor’s assumptions in the valuation survey and what is in the legal papers for the property. My solicitor informs me that he must ensure that the bank is happy with this discrepancy and is content to go ahead. Is my conveyancer’s stance appropriate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Completed the sale of my flat in Orpington last June but our buyer keeps Skype messaging daily to say her solicitor is waiting to hear from mine. What should have happened now that I have sold?
After completion of your disposal your conveyancer should deliver the transfer documentation and all of the paperwork to the purchaser's solicitors. If applicable, your lawyer should also evidence that the mortgage has been discharged to the buyers lawyers. There are no post completion procedures just for conveyancing in Orpington.
A relative recommended that if I am purchasing in Orpington I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually included in the estimate for your Orpington conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant information about Orpington around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Orpington Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information concerning Orpington.
There are only Seventy years left on my flat in Orpington. I am keen to extend my lease but my landlord is missing. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. However, you will be required to prove that you have done all that could be expected to track down the landlord. On the whole an enquiry agent would be helpful to carry out a search and prepare a report to be accepted by the court as evidence that the freeholder can not be located. It is wise to seek advice from a conveyancer both on devolving into the landlord’s absence and the application to the County Court overseeing Orpington.
My wife and I have hit a brick wall in trying to reach an agreement for a lease extension in Orpington. Can this matter be resolved via the Leasehold Valuation Tribunal?
in cases where there is a absentee landlord or where there is disagreement about what the lease extension should cost, under the relevant legislation you can apply to the LVT to decide the price payable.
An example of a Lease Extension case for a Orpington 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 residue of the current lease was 50.57 years.
Do I need to visit the offices of the bank conveyancing panel solicitor to sign the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Orpington as it will be easier to pop in to their offices if required.
Most conveyancing panel lawyers for the lender undertake all of the work via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. YOu dont have to use a conveyancing solicitor in Orpington. it would nevertheless be wise to check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.