I am need of leasehold conveyancing for an apartment in a fairly new development (6 years built) in Chislehurst. 95% of the appartments have already been sold. Is it really necessary to order local searches as part of conveyancing in Chislehurst?
You are putting yourself at risk in not carrying out Chislehurst conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would absolutely advise in the strongest possible terms that your lawyer conducts them. Where time pressures and cost are top of your issues you should consider with your lawyer about the options such as lack of search insurance available to you
Forgive me if this question is silly but I am wet behind the ears as a first time purchaser of a ground floor flat in Chislehurst. Do I collect the keys to the premises on the completion date from my conveyancer? If this is the case, I will appoint a High Street conveyancing solicitor in Chislehurst?
On the day of completion you do not need to go to the conveyancers office in Chislehurst. Conveyancing lawyers for you will transfer the completion advance to the vendor’s lawyers, and shortly after the monies have arrived, you should be invited to receive the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.
We previously chose conveyancing lawyers with offices in Chislehurst on the Co-operative solicitor approved list. They have just billed me a separate sum for the legal aspects of the Co-operative mortgage. Is this a supplemental conveyancing fee specified by Co-operative?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your solicitor can levy a fee for this. The fee is not dictated by Co-operative but by your Chislehurst conveyancer. Some firms on the Co-operative panel will quote ’dealing with mortgage’ fee but plenty of practices incorporate it on their overall fee.
Can I be sure that the Chislehurst conveyancing solicitor on the Skipton panel is any good?
When it comes to conveyancing in Chislehurst obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor conducting your conveyancing.
Will our solicitor be asking questions regarding flooding as part of the conveyancing in Chislehurst.
The risk of flooding is if increasing concern for lawyers dealing with homes in Chislehurst. Plenty of people will acquire a house in Chislehurst, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Conveyancers are not best placed to offer advice on flood risk, however there are a number of checks that may be carried out by the buyer or by their solicitors which will give them a better understanding of the risks in Chislehurst. The conventional set of information sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the seller to determine whether the premises has historically flooded. In the event that flooding has previously occurred which is not notified by the seller, then a purchaser may bring a claim for damages as a result of such an incorrect answer. A purchaser’s conveyancers may also order an enviro report. This should higlight if there is any known flood risk. If so, more detailed investigations will need to be made.
Are there restrictive covenants that are commonly identified as part of conveyancing in Chislehurst?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Chislehurst. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
We're first time buyers - agreed a price, yet the property agent told us that the seller will only go ahead if we appoint their recommended lawyers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a family solicitor who is familiar with conveyancing in Chislehurst
It is highly unlikely the vendors are behind this. If they desire ‘a quick sale', taking such a hostile approach to a serious buyer is counter productive. Contact the sellers directly and make the point that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you will continue to instruct your own,trusted Chislehurst conveyancing firm - as opposed tothose that will give the estate agent a referral fee or hit his conveyancing thresholds demanded by head office.
I am intending to let out my leasehold flat in Chislehurst. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
Some leases for properties in Chislehurst do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
Having spent years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Chislehurst. Can we issue an application to the Residential Property Tribunal Service?
Most certainly. We are happy to put you in touch with a Chislehurst conveyancing firm who can help.
An example of a Lease Extension decision for a Chislehurst flat is 70 Andace Park Gardens 133-149 Widmore Road in November 2013. Tribunal determined that the premium payable for the lease extension was £10,052 This case related to 1 flat. The unexpired term was 72 years.