My wife and I are soon to exchange buying a house in Downe but as a result of wreckage from some water damage at the property I have managed to agree compensation from the owner in the sum of £3k taking the form of a deduction in the price. I had intended this to be dealt with as part of amending the contract but TSB will not agree to this. Why were they approached?
Any conveyancer that is on the TSB approved list is duty bound to disclose to TSB of any variations to the sale price. If you were to refuse your property lawyer to disclose the reduction to TSB then they would have to discontinue acting for you. In addition, TSB and you would have to appoint a new conveyancer for your conveyancing in Downe.
Finally the sale completed on my house in Downe last March but the buyer keeps calling every few hours to moan that her conveyancer needs to hear from myconveyancer. What should have happened now that I have sold?
Following your sale your solicitor should forward the transfer documentation and all of the paperwork to the buyer’s conveyancer. Depending on the transaction, your conveyancer must also send confirmation that the mortgage has been discharged to the purchasers lawyers. There are no post completion steps specific conveyancing in Downe.
We are selling our property in Downe and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A high street Downe lawyer would know that there is no such problem. For the life of me I don't know why the purchasers used a national conveyancing outfit rather than a conveyancing solicitor in Downe. We have lived in Downe for six years we know of no issue. Do we contact our local Authority to seek clarification that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
Just bought a terraced house in Downe , how long will it take for the Land Registry to record my ownership? My Downe conveyancing solicitor has been very slow, so I want to be certain the registration is dealt with.
As far as conveyancing in Downe registration is no faster or slower than the rest of England and Wales. Rather than based on location, timeframes can vary depending on who lodges the application, whether it is in order and if the Land registry must send notices to any third persons or bodies. Currently approximately 80% of such applications are fully dealt with in less than three weeks but some can be subject to longer delays. Historically registration occurs after the new owner is living at the property thus 'speed' is not typically primary concern yet where there is a degree of urgency associated with the registration then you or your conveyancer should speak with the land registry and explain the circumstances.
How does conveyancing in Downe differ for new build properties?
Most buyers of new build property in Downe contact us having been asked by the seller to sign contracts and commit to the purchase even before the residence is constructed. This is because builders in Downe typically purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Downe or who has acted in the same development.
Last June I purchased a leasehold flat in Downe. Do I have any liability for service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I am the registered owner of a garden flat in Downe. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the premium due for a lease extension?
Most definitely. We are happy to put you in touch with a Downe conveyancing firm who can help.
An example of a Lease Extension decision for a Downe property is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case affected 1 flat. The unexpired term was 50.57 years.