When can the exchange of contracts happen for sale conveyancing in Keston and do I need to be at the solicitors branch?
If you are local to our conveyancing solicitors in Keston you are invited in to sign contracts. However, the lender approved solicitors we work with offer countrywide coverage for conveyancing and provide just as diligent and professional a job for you when dealing with you by post or email. The signing of the contract is not when everything is set in stone. A signed contract simply enables the solicitor to officially exchange at the suitable time, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Keston)to be in the office at the appropriate time.
I have an AIP. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to appoint their panel solicitor as I would prefer to use a specialised conveyancing solicitor in Keston?
You should check but the chances are that appoint one of their panel conveyancers if you accept the "fee-free" offer. Contact the bank to ask if they make available a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor in Keston.
Just had an offer accepted on a new build apartment in Keston. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Keston
-
Please confirm the Lease plans are surveyor 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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
We're novice buyers - had an offer accepted, yet the property agent advised that the seller will only proceed if we use their preferred conveyancers as they need an ‘expedited deal’. Our preferred option is to instruct a local solicitor accustomed to conveyancing in Keston
It is improbable the vendors are driving this. Should the seller want ‘a quick sale', alienating a serious buyer is is going to put the whole deal at risk. Bypass the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are ready to progress, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)however you are going to instruct your preferred Keston conveyancing firm - as opposed tothe ones that will provide their estate agent a kickback or achieve conveyancing targets pre-set by head office.
I am employed by a reputable estate agent office in Keston where we see a few flat sales jeopardised due to short leases. I have been given inconsistent advice from local Keston conveyancing solicitors. Could you shed some light as to whether the vendor of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord 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 buyer.
We have reached the end of our tether in trying to reach an agreement for a lease extension in Keston. Can the Leasehold Valuation Tribunal adjudicate on premiums?
in cases where there is a absentee landlord or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to decide the premium.
An example of a Lease Extension case for a Keston flat 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 residue of the current lease was 50.57 years.
My financial adviser has recommended their property lawyer for our conveyancing in Keston - Is it not simpler advisable to just use them?
This is not necessarily the case and you are free to use whichever conveyancing practitioner you decide for your Keston home move. A property lawyer put forward by an estate agent may not necessarily be the best property lawyer, they may recommend their preferred conveyancing firm who are based far away. In this instance you may not have contact with your conveyancer and due to the lack of continuity in the transaction, it may be difficult to obtain updates.