Find a Lender-Approved Local Conveyancer in Blackfen

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Choosing the right solicitor is the most important decision when it comes to your Blackfen conveyancing

Reasons to use our Blackfen conveyancing solicitors

  • 1 Blackfen conveyancers will have connections at the local Land Registry Office, Local Authority and property agents
  • 2 Blackfen solicitors have a crucial advantage when it comes to Blackfen conveyancing as they have valuable local knowledge of local authority requirements, planning policies and other matters that will impact your conveyancing
  • 3 Over the years Blackfen solicitor have established very good connections with Blackfen local estate agents, banks, building societies, landlords and house builders enabling them to liaise at speed with all concerned in the process of handling your house sale or purchase in Blackfen.
  • 4 The practices shown on our directory have a variation of conveyancing solicitors, legal executives and support staff handling thousands of conveyancing matters each year.
  • 5 Blackfen solicitors work in conjunction with Blackfen estate agents, developers, surveyors, lenders and other professionals to ensure that the highest level of service is offered to buyers and sellers every step of the way, offering all the legal expertise and support you require

Examples of recent conveyancing in Blackfen since November 2023*

Conveyance

of flat Crook Log DA6 8BJ, purchased for £255,000. Leasehold conveyancing legalities included: dealing with appropriate requisitions and enquiries, securing official copies of the title, preparing statement detailing charges

Transfer

of semi-detached property, Felhampton Road, SE9 3NT completing on 17/11/2023 at a price of £620,000. The legal transfer of property incorporates some of the following tasks: taking formal instructions from and updating the seller client, ordering official copies of the title, preparing statement detailing charges

Conveyance

of flat Basing Drive DA5 1EP, at a price of £265,000. Leasehold conveyancing investigations included: drafting the sale agreement and Transfer, agreeing completion date with parties, preparing statement detailing charges

Transfer

of semi-detached residence, Maylands Drive, DA14 4RN completing on 16/11/2023 at a price of £420,000. The conveyancing process included amongst the various tasks: sending conveyancing papers to buyers representatives, taking formal instructions from and updating the seller client, agreeing completion date with parties

Recently asked questions about conveyancing in Blackfen

Some advice if I may. My Blackfen solicitor is informing me me that he has toorder Blackfen conveyancing searches asthe firm are on the Virgin Moneyconveyancing panel. Do I not have a choice here?

You have limited options available to you. Given that you are taking out a loan with a lender your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Blackfen conveyancing searches.

I have 70 years remaining on my lease and require a lease extension for my apartment in Blackfen. Conveyancing solicitors on the The Mortgage Works panel can deal with such extensions correct?

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 9/2/2024 the requirements read as follows :

Minimum unexpired lease term is 70 years with 30 years remaining at the end of the mortgage term.
Where the unexpired lease term is different to that recorded on the mortgage offer, the following clarifies if we need to be informed:

Second hand property:
- If the unexpired lease term on the offer is 85 years or more - only advise us if the actual lease term is less than 85 years
- if the unexpired lease term on the offer is less than 85 years – advise us if the actual lease term is different than reported
- For equity share applications - advise us if the actual lease term is different than reported on the offer

New build property:
- If the unexpired lease term stated on the offer is 125 years (flat) / 250 years (house) or more - only advise us if the actual lease term is less than 125 years (flat) / 250 years (house)
- For equity share applications - always advise us if the actual lease term is different than reported on the offer

Lease terms such as ground rent and event fees must be reasonable at all times during the term of the lease and adhere to our requirements below. If you’re unsure as to whether the terms of a lease are unreasonable or onerous, please refer the details to us in plain English for Valuer consideration. If the potentially onerous terms are in relation to the ground rent please include the current ground rent figure per annum, how often it will be reviewed and the price structure it will be reviewed against. See the guidance below.

SECOND HAND PROPERTIES

Unacceptable - advise Issuing Office (Will be declined):
- Unexpired lease term less than 70 years
- Less than 30 years remaining at the end of the mortgage term
- Ground Rent greater than 0.5% of the property value
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI
- Ground Rent review period less than or equal to 5 years

Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Unexpired lease term is 70 to 85 years
- Ground Rent greater than 0.1% and less than or equal to 0.5% of the property value
- Ground Rent escalation is linked to any indices greater than RPI
- Ground Rent escalation is linked to the value of the building*
- Ground Rent review period is greater than 5 and less than 10 years
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 1.0% of property value p/a (please provide details of what the charges cover)
- Anything that appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term greater than 85 years
- Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than or equal to 10 years
- Ground Rent escalation less than or equal to RPI

NEW BUILD PROPERTIES (includes office conversions)

Unacceptable - advise Issuing Office (will be declined):
- Unexpired lease term less than 125 years on a new build flat or less than 250 years on a new build house
- Any lease which is subject to a ground rent (or annual rent) being charged which is more than on a peppercorn basis
- Any lease which is subject to a ground rent (or annual rent) being reviewed and altered on any review basis or methodology

Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 1.0% of property value p/a (please provide details of what the charges cover)
- Anything else appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term greater than or equal to 125 years on a new build flat or greater than or equal to 250 years on a new build house
- A lease subject to a peppercorn ground rent (annual rent) charges

For the avoidance of doubt, any new build properties completed but not sold pre 30 June 2022 will only be acceptable if the lease conforms to the above guidance

* Where the Ground Rent escalation is linked to the value of the building, please provide the following:
- How is the value of the block/unit currently calculated and if the assessment relates to the block(s), how is the Ground Rent calculated/apportioned per property?
- The current valuation and Ground Rent for each unit
- What is the mechanism for future valuations of the block and how is the Ground Rent calculated/apportioned?
- What is the right of appeal? And is this a documented process within the lease?
- Who bears the cost of the valuation (and appeal) process?
- Confirmation the review period is not less than twenty years

LEASE EXTENSIONS

We require all lease extensions to be completed under the Leasehold Reform Housing and Urban Development Act 1993 and to meet the above criteria as a minimum. Where you become aware that it does not meet these requirements, please refer to the Issuing Office

My wife and I are purchasing a flat in Blackfen. It might be a silly question but how we can trust a lawyer? At some point we will need to put funds into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

is it true that all Blackfen solicitor practices on the Bank of Ireland conveyancing panel are overseen by the SRA?

As solicitors, in order to be on the Bank of Ireland conveyancing panel they would need to be regulated by the SRA. Many mortgage companies do permit licenced conveyancers on their panel in which case such organisation would be governed by the CLC.

After months of negotiation I have agreed a price on a house in Blackfen. My financial adviser pressured me to appoint their lawyer. I paid an on account payment of £150. Not long after, the conveyancer contacted me embarrassingly acknowledging that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I have been on the look out for a leasehold apartment up to £235,500 and identified one round the corner in Blackfen I like with open areas and transport links nearby, however it's only got 61 years on the lease. I can't really find anything else in Blackfen suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you need a home loan the remaining unexpired lease term will be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you can request that they commence the lease extension formalities and pass 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 solicitor regarding this matter.

I am thinking of appointing a conveyancing practitioner in Blackfen for my house move. Is there any facility to review a solicitor's record with the profession’s regulator?

One can see published Solicitor Regulator Association (SRA) determinations arising from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. To find details Pre 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The SRA sometimes monitor call for training purposes.

I today plan to offer on a house that appears to be perfect, at a reasonable price which is making it all the more appealing. I have since been informed that the title is leasehold rather than freehold. I would have thought that there are issues purchasing a house with a leasehold title in Blackfen. Conveyancing solicitors have are about to be instructed. Will my lawyers set out the risks of buying a leasehold house in Blackfen ?

Most houses in Blackfen are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. it is apparent that you are buying in Blackfen in which case you should be shopping around for a Blackfen conveyancing practitioner and be sure that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example obtaining the landlord’spermission to conduct changes to the property. It may be necessary to pay a maintenance charge towards the upkeep of the communal areas where the house is part of an estate. Your conveyancer should appraise you on the various issues.

Having spent months of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Blackfen. Can we issue an application to the Residential Property Tribunal Service?

You certainly can. We can put you in touch with a Blackfen conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Blackfen flat is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case was in relation to 1 flat.

Last updated

Sample of conveyancing solicitors in Blackfen regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Blackfen but also conveyancing throughout England and Wales.

  • Tummings Solicitors, 9 Christopher Close, Sidcup, Kent, DA15 8PU
  • Gough Clinton & Broom, 104 Bellegrove Road, Welling, Kent, Welling, Kent, DA16 3QD
  • Hadfield & Co, 1 Central Avenue, Welling, Kent, DA16 3AX
  • Watts & Leeding, 4 Novar Road, New Eltham, London, SE9 2DN
  • Woolsey Morris & Kennedy, 100 Station Road, Sidcup, Kent, DA15 7DT

Residential Licensed Conveyancers in Blackfen regulated by the Council of Licensed Conveyancers

Please note that the listed conveyancers do not limit their work for conveyancing in Blackfen but also conveyancing across England and Wales.
  • Cain Associates Llp, 297 The Broadway, DA6 8DG
  • Ducat Law Ltd, TMS House, BR5 3QB
  • Walter Saunders, 382 Brockley Road, SE4 2BY
  • Peter W Stevens , 107 Maxwell Gardens, BR6 9QT

Planning law solicitors in Blackfen regulated by the Solicitors Regulation Authority

The practices listed below are a non-comprehensive list of solicitors in Blackfen practicing in planning law. The solicitors can give expert legal advice on all aspects of planning, including development on contaminated land
  • Hadfield & Co, 1 Central Avenue, Welling, Kent, DA16 3AX
  • Apex Law Llp, 3 The Pantiles, Bexleyheath, Kent, DA7 5HH
  • Beverley Morris & Co, 35 Montpelier Vale, Blackheath Villiage, London, SE3 0TJ
  • Wellers Law Group Llp, Tenison House, Tweedy Road, Bromley, Kent, BR1 3NF
  • Batchelors, Charles House, 35 Widmore Road, Bromley, Kent, BR1 1RW

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.