IfI were to purchase a straightforward homein Orpington mortgage fee and dispense with a survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Orpington?
The only reduction in fees you would make on is the disbursement for searches. The property lawyer still got to do everything else - money laundering, communicating with the sellers lawyer, SDLT return, register the ownership etc. You might save a bit for them not needing to register a mortgage however it will not be significant.
Having sold my house in Orpington last September but my buyer keeps telephoning daily to say her lawyer is waiting to hear from mine. What are the post completion sale formalities now that I have sold?
Post completion of your disposal your lawyer should forward the transfer documentation and all additional paperwork to the buyer’s solicitors. Where appropriate, your conveyancer must also send confirmation that the legal charge in favour of the lender has been repaid to the purchasers lawyers. There is unlikely to be post completion formalities peculiar conveyancing in Orpington.
We are purchasing a terrace house in Orpington. Our aim is to an extension at the rear at the house.Will legal due diligence on the property include investigations to determine if these works were previously refused?
Your property lawyer should check the deeds as conveyancing in Orpington can occasionally identify restrictions in the title deeds which restrict certain alterations or necessitated the permission of a 3rd party. Some additions require local authority planning permissions and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.
It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Orpington building society branch on various occasions and was told it wasn't an issue and they would lend. My Orpington conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
The conveyancing practitioner must follow the Council of Mortgage Lenders’ Handbook section two conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
Our sealed bid on a property in Orpington has been agreed to, the sellers do nevertheless have a dependent purchase. The vendors have placed an offer on on an apartment, but it’s not been accepted yet, and have viewings of other flats booked. I have instructed a local conveyancing solicitor in Orpington. What should be my next step? When do I get the mortgage application with RBS started?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then survey, Orpington conveyancing search charges, etc). The first course of action is to check that your conveyancing practitioner is on the RBS conveyancing panel. Concerning the next phase this very much depends on the specifics of your transaction, attraction to this property and on the state of the market. During a hot market some buyers will apply for the mortgage with RBS and pay for the valuation and only if it comes back ok would they pay their solicitor to press on with searches.
I have todaybecome aware that Arc property Solicitors have been shut down. They carried out my conveyancing in Orpington for a purchase of a freehold house 10 months ago. How can I establish that my home is in my name in the name of the former proprietor?
The quickest method to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Orpington conveyancing specialists.
I have been on the look out for a flat up to £305k and identified one near me in Orpington I like with amenity areas and railway links nearby, the downside is that it only has 52 years on the lease. There is not much else in Orpington for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a home loan the remaining unexpired lease term will be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.
I am a negotiator for a busy estate agency in Orpington where we have witnessed a few flat sales derailed as a result of short leases. I have received contradictory information from local Orpington conveyancing firms. Could you shed some light as to whether the vendor of a flat can commence the lease extension formalities for the buyer?
Provided that the seller has been the owner 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. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder 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 purchaser.
I have attempted and failed to negotiate with my landlord for a lease extension without success. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Orpington conveyancing firm to represent me?
You certainly can. We can put you in touch with a Orpington conveyancing firm who can help.
An example of a Lease Extension case for a Orpington 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 unexpired lease term was 50.57 years.