At what point does exchange of contracts occur in residential conveyancing in Keston and am I required to attend the lawyers office?
If you are round the corner to our conveyancing solicitors in Keston you are welcome to attend to sign documents. That being said, the law practices we work with provide countrywide coverage for conveyancing and provide just as diligent and professional a job for you when dealing with you by post or email. The executing of the contract is not when everything is set in stone. Signing on the dotted line is necessary for the firm to address the formalities at the appropriate time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Keston)to be in the office available at the end of the phone to exchange contracts.
I need some fast conveyancing in Keston as I am faced with an ultimatum to complete inside one month. Fortunately I do not need a mortgage. Is it possible to escape the need for conveyancing searches to save fees and time?
As you are not obtaining a home loan you are at free not to have searches conducted although no conveyancer would recommend that you don't. Drawing on years of experience of conveyancing in Keston the following are instances of issues that can show up and therefore affect market value: Enforcement Actions, Overdue Fees, Outstanding Grants, Road Schemes,...
I used Action Conveyancing several years past for my conveyancing in Keston. Now, I need my files however the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Keston of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I decided to have a survey done on a property in Keston ahead of retaining solicitors. I have been informed that there is a flying freehold element to the house. Our surveyor has said that some mortgage companies may not grant a mortgage on such a premises.
It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. If you contact us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Keston. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Keston to see if the conveyancing costs will increase in light of this.
In my capacity as executor for the estate of my grandmother I am disposing of a house in Neath but reside in Keston. My lawyer (based 300 kilometers from mehas requested that I execute a stat dec prior to the transaction finalising. Can you recommend a conveyancing solicitor in Keston to witness this legal document for me?
strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are located in Keston
I am employed by a long established estate agency in Keston where we have witnessed a few flat sales derailed due to leases having less than 80 years remaining. I have been given contradictory information from local Keston conveyancing firms. Please can you shed some light as to whether the owner of a flat can start the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Keston conveyancing firm to act on my behalf?
if there is a missing landlord or where there is dispute about what the lease extension should cost, under the relevant legislation it is possible to make an application to the LVT to arrive at the price.
An example of a Lease Extension matter before the tribunal for a Keston 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 was in relation to 1 flat. The unexpired term as at the valuation date was 50.57 years.