A colleague suggested that where I am buying in Otford I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually quoted for as part of the standard Otford conveyancing searches. It is not a small report of about 40 pages, listing and setting out significant information about Otford around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Otford Education with plans and statistics, Local Amenities and other useful data regarding Otford.
Despite weeks of looking the Title Certificate and documents to our property can not be found. The conveyancers who conducted the conveyancing in Otford 10 years ago no longer exist. Will I be able to sell the house?
You no longer need to have the physical original deeds to prove you own the land or property, as the Land Registry have everything they need in a digital format.
About to purchase a new build flat in Otford. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Otford
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
Over the last few months I have been searching for a flat up to £305k and identified one close by in Otford I like with amenity areas and transport links nearby, however it's only got 52 remaining years left on the lease. I can't really find anything else in Otford for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you need a home loan that many years may be problematic. Reduce the offer 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 commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
I have been pointed in your direction by three or four local property agents in Otford to locate a solicitor on your site. What’s the financial inducement for Estate Agents to offer your site ahead of alternative conveyancing organisations?
We don’t give any commission for pointing buyers and sellers in our direction. We thought it would be too underhand to pay a commission because members of the public would think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
We're FTB’s - had an offer accepted, yet the agent told us that the seller will only proceed if we use the agent's preferred lawyers as they want a ‘quick sale’. My instinct tells me that we should use a local conveyancer who is accustomed to conveyancing in Otford
We suspect that the seller is unaware of this demand. If they desire ‘a quick sale', alienating a motivated buyer is is going to put the whole deal at risk. Speak to the owners direct and explain that (a)you are serious buyers (b)you are ready to progress, with finances in place © you have nothing to sell (d) you wish to move quickly (e)but you intend to use your own,trusted Otford conveyancing lawyers - not the ones that will provide the negotiator at the agency a referral fee or meet his conveyancing thresholds demanded by HQ.