Find a Lender-Approved Local Conveyancer in Grove Park

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

5 reasons to let us assist you select a local conveyancing solicitor in Grove Park

  • 1 The accumulation of transactions means that Grove Park property lawyer have established very good links with Grove Park local estate agents, banks, building societies, landlords and house builders enabling them to liaise at speed with all parties involved in the process of handling your house sale or purchase in Grove Park.
  • 2 This site is the first site offering you the ability to ensure that your property ownership legalities in Grove Park will be carried out by a conveyancer on your mortgage lender’s member panel.
  • 3 The hallmark of our conveyancing solicitors in Grove Park is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by national chain estate agents) often falls short of the high standards of professionalism you will expect.
  • 4 Grove Park property lawyers have a crucial edge when it comes to Grove Park conveyancing as they have valuable local knowledge of local authority requirements, planning policies and other matters that will affect your sale or purchase
  • 5 Peace of mind comes when you choose the very best, most recommended conveyancing solicitors. Grove Park has a number to select from, but for a truly professional and dependable service many local people have been use the recommendation of this site.

Examples of recent conveyancing in Grove Park since May 2019*

Disposal

of terraced property, Old Bromley Road, BR1 4LB completing on 21/05/2019 at a price of £300,000. The conveyancing process included amongst the various tasks: sending conveyancing papers to buyers representatives, sending the transfer to the seller for execution in readiness for completion, taking formal instructions from and updating the seller client

Disposal

of semi residence, Taunton Road, SE12 8PA completing on 29/05/2019 at a price of £841,250. The conveyancing process incorporates some of the following tasks: drafting the sale agreement and Transfer, sending conveyancing papers to buyers representatives, taking formal instructions from and updating the seller client

Transfer

of flat Porchester Mead BR3 1TD, at sale price of £212,732. Leasehold conveyancing included: sending conveyancing papers to buyers representatives, dealing with appropriate requisitions and enquiries, sending the transfer to the vendor for execution in preparation for completion

Transfer

of apartment The Knoll BR3 5UD, at purchase amount of £400,000. Leasehold conveyancing included: drafting the sale agreement and Transfer, dealing with appropriate requisitions and enquiries, agreeing completion date with parties

Recently asked questions about conveyancing in Grove Park

My wife and I have recently appointed a conveyancing solicitor in Grove Park. I I am struggling to find out if they are on the Godiva Mortgages Ltd approved list of lawyers. Could you advise?

The first thing you should do is phone your conveyancer and ask them whether they are on the lender panel. Alternatively you can call Godiva Mortgages Ltd who may be able to help.

Should my lawyer be raising enquiries about flooding during the conveyancing in Grove Park.

Flooding is a growing risk for lawyers dealing with homes in Grove Park. Plenty of people will buy a house in Grove Park, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Solicitors are not qualified to impart advice on flood risk, however there are a numerous searches that can be initiated by the purchaser or by their solicitors which can give them a better appreciation of the risks in Grove Park. The standard completed inquiry forms supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual question of the vendor to discover if the property has suffered from flooding. If the property has been flooded in past which is not disclosed by the owner, then a buyer could commence a claim for damages stemming from an incorrect reply. A buyer’s solicitors will also conduct an environmental search. This should disclose whether there is a recorded flood risk. If so, further inquiries should be initiated.

I moved into my house on 3 March and my personal details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Grove Park advises it will be dealt with in less than a month. Are titles in Grove Park uniquely lengthy to register?

As far as conveyancing in Grove Park is concerned, registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timeframes can differ according to who lodges the application, whether it is in order and if the Land registry must send notices to any 3rd persons or bodies. Currently approximately 80% of such applications are completed in less than three weeks but occasionally there can be extensive delays. Historically registration occurs once the new owner has moved in to the premises thus post completion formalities is not usually top priority yet where it is urgent that the the registration takes place urgently then you or your solicitor must contact the land registry and explain the circumstances.

How does conveyancing in Grove Park differ for new build properties?

Most buyers of new build residence in Grove Park come to us having been asked by the builder to sign contracts and commit to the purchase even before the property is completed. This is because developers in Grove Park tend to acquire 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 conveyancers 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 accustomed to new build conveyancing in Grove Park or who has acted in the same development.

My husband and I are first time buyers - agreed a price, yet the estate agent informed us that the owners will only issue a contract if we appoint the agent's preferred solicitors as they are insisting on an ‘expedited deal’. We would rather use a local conveyancer with experience of conveyancing in Grove Park

We suspect that the seller is unaware of this ultimatum. If they require ‘a quick sale', taking such a hostile approach to a genuine purchaser is going to damage their objectives. Try to communicate with the owners directly and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you wish to move quickly (e)but you intend to use your own,trusted Grove Park conveyancing firm - rather thanthose that will provide their estate agent a kickback or achieve conveyancing targets pre-set by head office.

Do you have any advice for leasehold conveyancing in Grove Park from the perspective of expediting the sale process?

  • Much of the frustration in leasehold conveyancing in Grove Park can be avoided if you instruct lawyers the minute you market your property and request that they start to put together the leasehold information needed by the purchasers’ solicitors.
  • If there is a history of conflict with your freeholder or managing agents it is very important that these are settled before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You may need to swallow your pride and pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is clearly preferable to present the dispute as over as opposed to unsettled. You may think that you are aware of the number of years left on your lease but it would be wise to verify this by asking your solicitors. A buyer’s lawyer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the lease term is below 80 years. It is therefore important at an as soon as possible that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale. Many freeholders or managing agents in Grove Park charge for providing management packs for a leasehold premises. You or your lawyers should discover the fee that they propose to charge. The management information can be applied for as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most usual reason for delay in leasehold conveyancing in Grove Park. In the event that you altered the property did you need the Landlord’s permission? In particular have you installed wooden flooring? Grove Park leases often stipulate that internal structural alterations or installing wooden flooring require a licence from the Landlord consenting to such works. If you dont have the approvals in place you should not communicate with the landlord without checking with your conveyancer in the first instance.

I am the leaseholder of a first flat in Grove Park. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the premium due for a lease extension?

in cases where there is a missing freeholder or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the price payable.

An example of a Lease Extension case for a Grove Park premises is 49 Woodstock Court Burnt Ash Hill in May 2012. the payment of £64,116 by the leaseholder was the premium which the Tribunal found due for the lease extension in this case. This case affected 1 flat. The number of years remaining on the existing lease(s) was 23.26 years.

Last updated

Sample of conveyancing solicitors in Grove Park regulated by the SRA

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

  • Grand & Machyle Solicitors, 499 Bromley Road, Bromley, Kent, BR1 4PQ
  • Maus Solicitors, Global House, 228 Brownhill Road, London, SE6 1AT
  • Wellers Staff Ltd, Tenison House, Tweedy Road, Bromley, Kent, BR1 3NF
  • Wellers Law Group Llp, Tenison House, Tweedy Road, Bromley, Kent, BR1 3NF
  • Judge And Priestley Llp, Justin House, 6 West Street, Bromley, Kent, BR1 1JN

Residential Landlord and Tenant Conveyancing solicitors in Grove Park

The firms listed below are a small selection of solicitors in Grove Park specialising in landlord and tenant law and on the regulations governing different types of tenancies. This should include advice on Terms and conditions of tenancy agreements

  • Grand & Machyle Solicitors, 499 Bromley Road, Bromley, Kent, BR1 4PQ
  • Maus Solicitors, Global House, 228 Brownhill Road, London, SE6 1AT
  • Wellers Staff Ltd, Tenison House, Tweedy Road, Bromley, Kent, BR1 3NF
  • Wellers Law Group Llp, Tenison House, Tweedy Road, Bromley, Kent, BR1 3NF
  • J & P Credit Solutions Limited, Justin House, 6 West Street, Bromley, Kent, BR1 1JN

Commercial Conveyancing solicitors in Grove Park regulated by the SRA

The list below is a small selection of solicitors in Grove Park with expertise in commercial conveyancing in Grove Park. This may include advice on buying and selling small and large scale commercial property and agricultural land
  • Grand & Machyle Solicitors, 499 Bromley Road, Bromley, Kent, BR1 4PQ
  • Maus Solicitors, Global House, 228 Brownhill Road, London, SE6 1AT
  • Wellers Staff Ltd, Tenison House, Tweedy Road, Bromley, Kent, BR1 3NF
  • Wellers Law Group Llp, Tenison House, Tweedy Road, Bromley, Kent, BR1 3NF
  • J & P Credit Solutions Limited, Justin House, 6 West Street, Bromley, Kent, BR1 1JN

*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.