Do the conveyancing practitioners that are recommend handle auction conveyancing in St Paul's Cray?
There are a few niche solicitors we can connect you with those specialising in auction conveyancing. St Paul's Cray is one of our areas of where our lawyers are based.
Is there a search tool that I can utilise to find out if the solicitor carrying out my conveyancing in St Paul's Cray is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Platform Home Loans Ltd thus paying £175.00 in further conveyancing invoice.
You should make use of the search tool on this web page. Please choose the lender and type ‘St Paul's Cray’ or your location and you will be presented with a number of lawyer located in St Paul's Cray or near you.
How does conveyancing in St Paul's Cray differ for new build properties?
Most buyers of new build property in St Paul's Cray come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is constructed. This is because builders in St Paul's Cray usually buy the site, 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 property lawyers 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 used to new build conveyancing in St Paul's Cray or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what was supposed to be a quick, chain free conveyancing. St Paul's Cray is where the house is located. What do you suggest?
Flying freeholds in St Paul's Cray are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside St Paul's Cray you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Paul's Cray may decide 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.
I need to instruct a conveyancing solicitor for freehold conveyancing in St Paul's Cray. I've land on a web site which looks to be the perfect offering If there is a chance to get all formalities completed via web that would be ideal. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am attracted to a two apartments in St Paul's Cray which have approximately forty five years unexpired on the leases. Do I need to be concerned?
There are no two ways about it. A leasehold flat in St Paul's Cray is a wasting asset as a result of the shortening lease. The nearer the lease gets to its expiry date, the more it reduces the salability of the premises. For most purchasers and lenders, leases with under 75 years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with St Paul's Cray conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I am the leaseholder of a first floor flat in St Paul's Cray. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the sum payable for the purchase of the freehold?
Most definitely. We are happy to put you in touch with a St Paul's Cray conveyancing firm who can help.
An example of a Lease Extension decision for a St Paul's Cray 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 was in relation to 1 flat. The number of years remaining on the existing lease(s) was 50.57 years.