Having sold my house in Keston last July but our buyer keeps texting every few hours to say their conveyancer needs to hear from mysolicitor. What should my lawyer have done now that I have sold?
After completion of your disposal your lawyer should forward the transfer documentation and all of the paperwork to the buyer’s conveyancer. If applicable, your conveyancer should also evidence that the mortgage has been redeemed to the buyers solicitors. There are no post completion steps specific conveyancing in Keston.
I have an AIP. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to appoint their panel solicitor as I would much rather appoint a Keston based conveyancing firm?
Do check but the chances are that allocate you one of their panel lawyers should you take up the "fee-free" deal. Contact the bank and ask if they offer you a cash alternative. In the past a few lenders offered a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor near Keston.
Should commercial conveyancing searches disclose proposed roadworks that may affect a commercial land in Keston?
Many commercial conveyancing solicitors in Keston will execute a SiteSolutions Highways report as it reduces the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Keston. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Keston.
For each commercial conveyancing transaction in Keston it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may result in delays to Keston commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Keston.
Is it possible to switch solicitor as I have to appoint one who is on the Skipton Building Society conveyancing panel. I was using a family conveyancing solicitor in Keston five minutes from me but she is not approved by Skipton Building Society
We will our best to assist in finding you a conveyancing solicitor in Keston on the Skipton Building Society panel. Please note that the solicitors that we list do not pay us commission if you instruct them and are registered with the Solicitors Regulation Authority who regulate all conveyancing solicitors in Keston. In making use of the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Keston.
Am I best advised to use a Keston conveyancing solicitor who is local to the property I am purchasing? We have a good friend who can handle the legal formalities but her office is a couple of hundredkilometers drive away.
The benefit of a high street Keston conveyancing practice is that you can visit the firm to execute paperwork, present your ID and pester them where appropriate. They will also have local knowledge which is a bonus. However it's more important to get someone that will do a good and efficient job. If if people you trust used your friend and in the main were impressed that must outweigh using an unknown Keston conveyancing solicitor just because they are Keston based.
Can you provide any top tips for leasehold conveyancing in Keston with the intention of saving time on the sale process?
- A significant proportion of the delay in leasehold conveyancing in Keston can be reduced if you get in touch lawyers the minute your agents start advertising the property and ask them to collate the leasehold documentation which will be required by the purchasers’ solicitors. A minority of Keston leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers. If you have had 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 nervous about purchasing a flat where a dispute is ongoing. You may have to bite the bullet and discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as over as opposed to ongoing. You believe that you know the number of years remaining on your lease but you should verify this via your solicitors. A buyer’s conveyancer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is below 75 years. It is therefore important at an early stage that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. In the event that you altered the property did you need the Landlord’s consent? Have you, for example laid down wooden flooring? Keston leases often stipulate that internal structural alterations or laying down wooden flooring necessitate a licence issued by the Landlord consenting to such changes. Where you dont have the approvals in place do not contact the landlord without checking with your conveyancer in the first instance.
Having spent months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Keston. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
if there is a missing landlord or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to determine the premium.
An example of a Lease Extension case for a Keston premises 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.