Find a Lender-Approved Local Conveyancer in Goddington

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Cheap conveyancing in Goddington does not necessarily mean low quality - but the odds are stacked against you

Reasons to use our Goddington conveyancing solicitors

  • 1 Cut price packages from online conveyancers might be tempting. However, these organisations are often based hundreds of miles away with little appreciation of the factors that affect property transactions in Goddington
  • 2 Goddington lawyers work in conjunction with Goddington estate agents, property finders, surveyors, banks and other professionals to ensure that the highest level of service is provided to clients every step of the way, to ensure you’re kept up to date with progress throughout
  • 3 Goddington conveyancer are the linchpin to a successful Goddington home move, keeping the process under control. They are on your side throughout, offering dedicated advice for the duration of your move
  • 4 You can rest easier when select the very best, most recommended conveyancing solicitors. Goddington has a number to pick from, but for a truly dependable and reliable service many local people have been use the endorsement of this site.
  • 5 On the balance of probabilities the the conveyancers for the other party are based in Goddington - if so both parties will have worked on conveyancing matters in the past

Examples of recent conveyancing in Goddington since December 2023*

Recently asked questions about conveyancing in Goddington

Is the fact that my solicitor in Goddington is not listed on my lender's conveyancing panel that there is a problem with the standard of his work?

It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Goddington conveyancing firm and enquire why they are no longer on the approved list for your lender.

The Goddington conveyancing solicitors that just started acting on my purchase in Goddington have without warning closed. I only went with them because I needed a lawyer on the UBS conveyancing panel and my family Goddington lawyer was not. I wrote them a cheque for two hundred pounds in advance. What should be my next steps?

Assuming that you have an Estate Agent in the equation then inform them immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the UBS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.

Me and my brother own a semi-detached Georgian house in Goddington. Conveyancing solicitor acted for me and Bank of Ireland. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold with the exact same address. Is it worth asking Bank of Ireland to clarify?

You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Goddington and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with your conveyancing practitioner who conducted the purchase.

In what way can the Landlord & Tenant Act 1954 affect my business property in Goddington and how can you help?

The particular law that you refer to affords security of tenure to business tenants, granting the dueness to apply to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Goddington is one of our many locations in which the firms we work with are located

I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Goddington conveyancing firm to act on my behalf?

in cases where there is a absentee landlord or where there is disagreement about the premium for a lease extension, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the sum to be paid.

An example of a Lease Extension decision for a Goddington 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 number of years remaining on the existing lease(s) was 50.57 years.

When it comes to leasehold conveyancing in Goddington what are the most common lease defects?

There is nothing unique about leasehold conveyancing in Goddington. Most leases are individual and drafting errors can sometimes mean that certain provisions are missing. The following missing provisions could result in a defective lease:

    Clauses dealing with recovering service charges for expenditure on the building or common parts. Repairing obligations to or maintain elements of the premises

A defective lease will likely cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. HSBC Bank, Norwich and Peterborough Building Society, and TSB all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to provide security, obliging the buyer to pull out.

How and when do I incur the Stamp Duty Land Tax payable for my Goddington house purchase?

The conveyancing practitioner should fill out a Land Transaction Return Form for you during your Goddington conveyancing transaction for signature. On completion your property lawyer will submit the Land Transaction application to the Tax Authorities and - assuming they have the money - settle any land tax payable on your behalf.

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Sample of conveyancing solicitors in Goddington regulated by the SRA

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

  • Thomas Dunton Solicitors, 217-219 High Street, Orpington, Kent, BR6 0NZ
  • Pumfrey & Lythaby, 155-159 High Street, Orpington, Kent, BR6 0LN
  • Clarkson Wright & Jakes Ltd, Valiant House, 12 Knoll Rise, Orpington, Kent, BR6 0PG
  • Beynons, 113 Glentrammon Road, Orpington, Kent, BR6 6DQ
  • Pishon Gold Limited, Chislehurst Business Centre, 1 Bromley Lane, Chislehurst, Kent, BR7 6LH

Residential Landlord and Tenant Conveyancing solicitors in Goddington

The list below is a non-comprehensive list of solicitors in Goddington specialising in landlord and tenant law and on the regulations governing different types of tenancies. This will likely include advice on Rent Act Protected, Assured and Assured Shorthold tenancies

  • Thomas Dunton Solicitors, 217-219 High Street, Orpington, Kent, BR6 0NZ
  • Pumfrey & Lythaby, 155-159 High Street, Orpington, Kent, BR6 0LN
  • Clarkson Wright & Jakes Ltd, Valiant House, 12 Knoll Rise, Orpington, Kent, BR6 0PG
  • Cader Solicitors, Chislehurst Business Centre, 1 Bromley Lane, Chislehurst, Kent, BR7 6LH
  • Pishon Gold Limited, Chislehurst Business Centre, 1 Bromley Lane, Chislehurst, Kent, BR7 6LH

Commercial Conveyancing solicitors in Goddington regulated by the SRA

The firms listed below are a small selection of solicitors in Goddington with expertise in commercial conveyancing in Goddington. This will likely include advice on buying and selling small and large scale commercial property and agricultural land
  • Thomas Dunton Solicitors, 217-219 High Street, Orpington, Kent, BR6 0NZ
  • Pumfrey & Lythaby, 155-159 High Street, Orpington, Kent, BR6 0LN
  • Clarkson Wright & Jakes Ltd, Valiant House, 12 Knoll Rise, Orpington, Kent, BR6 0PG
  • Bishop Akers & Co, Haven House, 193 Swanley Lane, Swanley, Kent, BR8 7LA
  • Strube & Co, 70 St James Way, Sidcup, Kent, London, Kent, DA14 5HF

*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.