My husband and I are nearing an exchange on a flat in Kidbrooke and my parents have transferred the 10% deposit to my conveyancer. I am now informed that as the deposit has not come from me my solicitor needs to make a notification to my bank. I am advised that, in also acting for the mortgage company he must advise them that the balance of the purchase price is not just from me. I disclosed to the lender regarding my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
Your conveyancer is duty bound to clarify with the bank to make sure that they know that the balance of the purchase price is not from your own resources. The solicitor can only report this to your bank if you agree, failing which, your lawyer must cease to continue acting.
I am selling our house in Kidbrooke and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any high street Kidbrooke conveyancer would know this is not the case. For the life of me I don't know why the buyers instructed a national conveyancing practice rather than a conveyancing solicitor in Kidbrooke. Having lived in Kidbrooke for many years we know that this is a non issue. Do we get in touch with our local Authority to obtain clarification need.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
The estate agent has sent us the confirmation of our purchase of a new build apartment in Kidbrooke. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Kidbrooke
-
Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
I am using a search engine for the term conveyancing in Kidbrooke it shows results of numerous conveyancersin the vicinity. How do I determine which is the suitable conveyancer for me?
The best way of finding the right conveyancer is via trusted recommendation, so enquire of colleagues and those you trust who have bought a property in Kidbrooke or a respected estate agent or financial adviser. Costs for conveyancing in Kidbrooke vary, so it's a good idea to obtain at least four costs illustrations from varying types of solicitors. Make sure that you know that the fees are fixed.
Do you have any top tips for leasehold conveyancing in Kidbrooke from the point of view of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Kidbrooke can be bypassed where you get in touch lawyers the minute your agents start advertising the property and request that they start to put together the leasehold information needed by the buyers’ conveyancers. In the event that you altered the property did you need the Landlord’s permission? In particular have you installed wooden flooring? Kidbrooke leases often stipulate that internal structural changes or installing wooden flooring calls for a licence issued by the Landlord acquiescing to such changes. Where you fail to have the consents to hand you should not communicate with the landlord without checking with your solicitor first. You may think that you are aware of the number of years remaining on your lease but you should verify this by asking your conveyancers. A buyer’s lawyer will be unlikely to recommend their client to where the lease term is less than 80 years. In the circumstances it is essential 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 home on the market for sale. Many landlords or managing agents in Kidbrooke levy fees for supplying management packs for a leasehold home. You or your lawyers should enquire as to the actual amount of the charges. The management information can be applied for on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Kidbrooke. A minority of Kidbrooke leases require Licence to Assign from the landlord. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers put in hand financial (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.
I am the leaseholder of a ground-floor 1950’s flat in Kidbrooke. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the amount payable for a lease extension?
You certainly can. We can put you in touch with a Kidbrooke conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Kidbrooke premises is 18 Handen Road in April 2013. On 26 October 2012 District Judge Zimmels sitting at the Lambeth County Court made a Vesting Order that the Applicants be granted the right to acquire the freehold upon such terms and at such price determined by the LVT. The Tribunal arrived a figure of £39,535 as a valuation for the enfranchisement. This case affected 3 flats. The number of years remaining on the existing lease(s) was 69.05 years.
Is it true that a Kidbrooke conveyancing firm has court proceedings brought against them by clients for not carrying out comprehensive conveyancing searches?
We are not aware of such a Kidbrooke conveyancing matter but it has been reported that, a couple acquiring a house in Cumbria successfully won a case against their conveyancer as a consequence of development plans to construct a wind farm not being picked up in conveyancing searches.
Where you are buying in Kidbrooke It is important that your solicitor conduct all Kidbrooke conveyancing searches necessary to ensure you have relevant and up to date information before acquiring a property.