We are planning to acquire a property and require a conveyancing solicitor in West Green who is on the Kent Reliance solicitor panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Kent Reliance . We don't recommend any particular firms conducting conveyancing in West Green.
My solicitor has informed me that missing deeds insurance is required on my purchase. What is the typical level of cover needed for conveyancing in West Green?
The appropriate level of missing deeds indemnity insurance depends on your lender. It would differ for example between Santander and Coventry Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
I have a mortgage with Kent Reliance for my property in West Green. Conveyancing was finalised some time ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Kent Reliance?
You must advise Kent Reliance before renting your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. It may be that Kent Reliance will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Kent Reliance directly. You need not do this via a Kent Reliance conveyancing panel solicitor.
I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local West Green solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your West Green postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in West Green.
A relative recommended that if I am purchasing in West Green I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally quoted for as part of the standard West Green conveyancing searches. It is a large document of about 40 pages, listing and detailing significant information about West Green around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the West Green Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, West Green Education with maps and statistics, Local Amenities and other useful data regarding West Green.
Despite weeks of looking the Title Certificate and documents to my property are lost. The conveyancers who handled the conveyancing in West Green 4 years ago are no longer around. What are my options?
In today’s world there are duplicates made of almost everything, and your lawyer should be aware exactly where to find all the suitable paperwork so you may buy or sell your property without a hitch. If copies can’t be located, your conveyancer may be able to put in place insurance or indemnities against future claims on the premises.
I have been sourcing a conveyancing solicitor in West Green for my home move. Can I see a solicitor's record with the legal regulator?
Anyone may review presented Solicitor Regulator Association (SRA) decisions resulting from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator could monitor call for training requirements.
I only have Fifty years left on my lease in West Green. I am keen to get lease extension but my freeholder is absent. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. However, you will be required to prove that you have made all reasonable attempts to locate the freeholder. In some cases a specialist would be helpful to carry out a search and to produce a report to be accepted by the court as evidence that the landlord is indeed missing. It is wise to seek advice from a property lawyer in relation to proving the landlord’s absence and the vesting order request to the County Court overseeing West Green.
I am the leaseholder of a ground floor flat in West Green. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the premium payable for the purchase of the freehold?
Absolutely. We are happy to put you in touch with a West Green conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a West Green premises is 61 Clinton Road in April 2012. Following a vesting order Clerkenwell and Shoreditch County Court under section 26 of the Leasehold Reform,Housing and Urban Development Act 1993 on 5th July 2011 the Tribunal decided that the price that the Applicant for the freehold interest should pay is £17,000 This case was in relation to 2 flats. The unexpired residue of the current lease was 73.88 years.