We were about to retain a conveyancing solicitor in Swanscombe listed by you but have come across some other quotes on the internet seem less expensive – why is this?
There are many firms of conveyancing organisations advertising what appear to be extremely cheap conveyancing in Swanscombe. Our advice is to think twice about how important this transaction is to you that want to be penny wise pound foolish with regard to the standard of the conveyancing. Many of them list a bargain quote to tempt you but plant additional fees in the fine print..
When it comes to mortgage companies such as Coventry BS, do Swanscombe property lawyers face an annual charge to be on the list of approved solicitors?
We are unaware of any bank fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
Does a directory service exist listing Bank of Ireland panel solicitors in Swanscombe on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association websites. Very few banks make their panel listings available online. Where you are seeking to appoint a Swanscombe solicitor on the Bank of Ireland please make the most of our facility.
My wife and I are in the throws of viewing houses in Swanscombe and I am about to put in an offer. Should I already have a conveyancer in place at this point? I will be getting a home loan with Kent Reliance.
It would be prudent to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. Given that you are seeking a mortgage with Kent Reliance, make sure you remember to check that your lawyer is on the Kent Reliance conveyancing panel.
It has been four months following my purchase conveyancing in Swanscombe took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a quick, no chain conveyancing. Swanscombe is the location of the property. Can you shed any light on this issue?
Flying freeholds in Swanscombe are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Swanscombe you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Swanscombe may determine 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.
Do you have any top tips for leasehold conveyancing in Swanscombe from the point of view of expediting the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Swanscombe can be avoided where you appoint lawyers as soon as you market your property and ask them to collate the leasehold information which will be required by the purchasers’ representatives. If you have the benefit of shareholding in the freehold, you should make sure that you hold the original share certificate. Arranging a new share certificate can be a time consuming process and frustrates many a Swanscombe conveyancing deal. Where a new share is required, you should approach the company director and secretary or managing agents (where applicable) for this as soon as possible. If you have had any disputes with your freeholder or managing agents it is very important that these are settled before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a flat where a dispute is unsettled. You will have to accept that you will have to discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is better to present the dispute as historic rather than ongoing. If you have carried out any alterations to the property would they have required Landlord’s permission? Have you, for example installed wooden flooring? Most leases in Swanscombe state that internal structural alterations or addition of wooden flooring calls for a licence issued by the Landlord consenting to such works. Should you fail to have the approvals in place you should not contact the landlord without contacting your solicitor in advance.
I inherited a basement flat in Swanscombe. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the amount payable for the purchase of the freehold?
Where there is a absentee freeholder or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to calculate the amount due.
An example of a Lease Extension decision for a Swanscombe property is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case was in relation to 13 flats. The unexpired lease term was 76 years.
At what stage do I incur stamp duty chargeable for my house transaction in Swanscombe?
Your property lawyer should fill out a Land Transaction Return Form on your behalf as part of your Swanscombe conveyancing transaction for signature. On completion your conveyancer will submit your Land Transaction Return Form to the Inland Revenue and - assuming they have the funds - settle any Stamp Duty liability on your behalf.