Having been referred to your service we were going to appoint conveyancing solicitor in Keston endorsed on your site but have come across some other quotes via the web appear less pricey – why is this?
There are a variety of conveyancers advertising what appear to be extremely cheap conveyancing in Keston. You should think long and hard as to how much you respect your own move to want to take 'cheap' risks in relation to the quality of the legal work. Some hide additional charges deep into the terms and conditions. The solicitors that we list for conveyancing in Keston will notdo this.
Can I use your services to recommend a Conveyancing solicitor in Keston even if I’m not purchasing or disposing of a house, for example where I wish to acquire an office in Keston with a mortgage from Nottingham Building Society?
The service is predominantly utilised to locate residential conveyancing solicitors in Keston but we have set out at the end of this page some Keston commercial conveyancing firms. You should speak with the firm directly to see if they are also authorised to represent Nottingham Building Society
My mortgage company has suggested solicitors on their panel based in Keston but I would rather instruct a conveyancing lawyer in Keston local to me. Are you able to help?
It is by no means the case that all Keston conveyancing firms are approved and listed on all banks conveyancing panel. Use our search tool to choose a Keston conveyancing firm on the on the lender panel.
I'm purchasing my first flat in Keston with the aid of help to buy. The sellers refused to move on the amount so I negotiated £7000 of extras instead. The property agent advised me not inform my solicitor about the side-deal as it could impact my loan with Chelsea Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
In what way can the Landlord & Tenant Act 1954 affect my commercial premises in Keston and how can your lawyers assist?
The particular law that you refer to affords a safeguard to business lessees, giving them the a statutory right to make a request to court for a renewal lease and remain in occupation when the lease reaches an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and handle your commercial conveyancing in Keston
Do you have any top tips for leasehold conveyancing in Keston with the intention of expediting the sale process?
- Much of the frustration in leasehold conveyancing in Keston can be avoided where you get in touch lawyers as soon as your agents start marketing the property and ask them to collate the leasehold documentation which will be required by the purchasers’ conveyancers. You believe that you know the number of years remaining on your lease but it would be advisable 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. In the circumstances it is important at an as soon as possible 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. Some 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 financial (bank) and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the annual 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 actual amount of the service charge so that they can pass this information on to the buyers or their solicitors. Many landlords or managing agents in Keston charge for providing management packs for a leasehold premises. You or your lawyers should enquire as to the fee that they propose to charge. The management information can be applied for as soon as you have a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most common cause of delay in leasehold conveyancing in Keston. If you have had any disputes with your freeholder or managing agents it is very important that these are resolved prior to the flat being put on the market. The purchasers and their solicitors will be nervous about purchasing a flat where there is a current dispute. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is clearly preferable to reveal the dispute as historic rather than ongoing.
I have attempted and failed to negotiate with my landlord to extend my lease without success. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Keston conveyancing firm to assist?
Where there is a missing landlord or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to judgment on the sum to be paid.
An example of a Lease Extension decision 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 related to 1 flat. The unexpired lease term was 50.57 years.