My lender has recommended solicitors on their panel based in Westerham but I would rather choose a conveyancing lawyer in Westerham or nearer to where I live. Can you assist?
The minority of Westerham conveyancing solicitors are approved and listed on all lender’s conveyancing panel. Do make use of our find an approved solicitor tool to find a Westerham conveyancing conveyancer on the on the bank panel.
Should my conveyancer be raising questions about flooding during the conveyancing in Westerham.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Westerham. There are those who acquire a property in Westerham, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Solicitors are not qualified to offer advice on flood risk, but there are a various checks that may be initiated by the buyer or by their lawyers which will figure out the risks in Westerham. The conventional set of property information forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the seller to determine if the property has suffered from flooding. In the event that the property has been flooded in past which is not notified by the vendor, then a buyer could issue a compensation claim resulting from an misleading answer. A buyer’s conveyancers may also order an environmental search. This should indicate if there is any known flood risk. If so, more detailed investigations should be initiated.
four months have elapsed following my purchase conveyancing in Westerham completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. 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 premises 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 am looking for a leasehold apartment up to £245,000 and identified one round the corner in Westerham I like with amenity areas and station nearby, the downside is that it's only got 52 remaining years left on the lease. I can't really find anything else in Westerham in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you require a home loan the remaining unexpired lease term may be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this.
There are only Sixty One years remaining on my lease in Westerham. I now want to extend my lease but my landlord is can not be found. What options are available to me?
On the basis that you meet the appropriate requirements, 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 lengthened by the magistrate. You will be obliged to demonstrate that you or your lawyers have made all reasonable attempts to find the freeholder. For most situations an enquiry agent should be useful to try and locate and prepare a report which can be used as proof that the landlord can not be located. It is wise to seek advice from a property lawyer in relation to investigating the landlord’s absence and the vesting order request to the County Court overseeing Westerham.
I purchased a split level flat in Westerham, conveyancing formalities finalised July 2012. How much will my lease extension cost? Corresponding flats in Westerham with over 90 years remaining are worth £255,000. The ground rent is £45 charged once a year. The lease ends on 21st October 2099
With 73 years unexpired we estimate the price of your lease extension to range between £8,600 and £9,800 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.
I am purchasing a house mortgage free. I have provided lawyer with two distinct proof of photographic ID, bank statement, multiple utility bills. Now he needs a copy from a probate lawyer stating that the money is in order and that it has come from inheritance and not via illegitimate means.
For some years now requires conveyancing solicitors as well as banks, building societies and other financial institutes to obtain satisfactory evidence of the identity of the client. This is because solicitors who deal with money and property on behalf of their clients can be used by criminals wishing to launder money. In order to comply with the law of money laundering, your Westerham conveyancing lawyer will need to obtain evidence of your identity as as well as make sure that your funds are legitimate.