Why would one use a Downe conveyancing firm given that national alternatives are less expensive?
Its a good idea to contrast conveyancing costs in Downe and you should seek an affordable fee calculation but don’t become consumed with looking for the cheapest Downe conveyancer. Appointing the right conveyancer can mark the distinction between a smooth and a stressful home move. You need to ensure that you have expert guidance from a trusted lawyer. An e-mail can never be as helpful as a phone conversation and can never replicate a face to face consultation. Our partner firms will find you a qualified and top rated conveyancing solicitor that will tackle your conveyancing from beginning to end, providing a level of continuity that you rarely receive from an internet conveyancer. He or She will contact you regularly to update you as to headway and keep you informed. If you ever need to phone the firm you will know who to ask for and they will endeavour to make sure that you're not left wondering what's going on.
We are selling our home in Downe. Does my property lawyer need to be on the Principality conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Principality conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently at the moment.
Despite weeks of looking the Title Certificate and documents to our property can not be found. The lawyers who did the conveyancing in Downe 10 years ago no longer exist. What are my next steps?
Nowadays there are copies made of almost everything, and your solicitor will know precisely where to find all the relevant documentation so you may purchase or dispose of your property without any difficulty. Where copies can’t be located, your conveyancer can arrange cover in the form of insurance or indemnities protecting you against possible claims on the premises.
Just had an offer accepted on a new build apartment in Downe. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Downe
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please confirm the Lease plans are architect prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
I am the leaseholder of a ground floor flat in Downe. In the absence of agreement between myself and the landlord, 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 Downe conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Downe residence 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 number of years remaining on the existing lease(s) was 50.57 years.
What are the common deficiencies that you come across in leases for Downe properties?
There is nothing unique about leasehold conveyancing in Downe. All leases are individual and drafting errors can sometimes mean that certain provisions are erroneous. The following missing provisions could result in a defective lease:
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A duty to insure the building
You could have difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Birmingham Midshires, Bank of Scotland, and Barclays Direct all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, forcing the buyer to pull out.
To what extent are Downe conveyancing solicitors duty bound by the Law Society to supply transparent conveyancing figures?
Inbuilt into the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, represent the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Downe or across England and Wales.