Is there a reason to instruct a New Cross conveyancing practice when online conveyancers are less expensive?
By all means make sure that you scrutinise conveyancing costs in New Cross and you should seek a competitive estimate but don’t waste your energy sourcing the cheapest New Cross conveyancer. Identifying the right conveyancer can mark the distinction between a seamless and a distressing move. It is important that you ensure that you have expert guidance from an experienced conveyancer. An e-mail can never take the place of a telephone discussion and are no substitute for a face to face appointment. The firms that we work with will appoint you a qualified and trusted conveyancing solicitor who can tackle your conveyancing from from the outset to completion, providing a level of continuity that you will never get with an internet conveyancer. He or She will update you as to progress making sure that you are never in the dark. Should it ever be necessary to contact the firm you will be sure who you need to speak to and they will ensure you are kept fully informed.
I own a freehold premises in New Cross yet charged rent, why is this and what is this?
It’s unusual for properties in New Cross and has limited impact for conveyancing in New Cross but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
When it comes to mortgage companies such as Leeds Building Society, do New Cross solicitors have to pay an annual charge to be on the list of approved solicitors?
We are not aware of any bank fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
After much negotiation I have agreed a price on a house in New Cross. My financial adviser suggested a solicitor. I paid an upfront payment of £225. A few days later, the conveyancer called me sheepishly admitting that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Our sealed bid on a detached house in New Cross has been agreed to, but there is a chain. The owners have offered on a flat, but it’s not been accepted yet, and are looking at other apartments booked. I have selected a high street conveyancing solicitor in New Cross. What should be my next step? When should I get the mortgage application with Leeds Building Society going?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is approx one thousand pounds, then valuation, New Cross conveyancing search costs, etc). The first thing to do is check that your property lawyer is on the Leeds Building Society approved list. Concerning the subsequent steps this very much dictated by the circumstances of your case, motivation for the property and on the state of the market. In a hot market some home buyers will apply for a home loan with Leeds Building Society and arrange for the valuation and only if it comes back ok would they pay their solicitor to press on with the conveyancing in New Cross.
I require expedited conveyancing in New Cross as I am under pressure to sign on the dotted line within 2 weeks. Fortunately I do not need a mortgage. Can I escape the need for conveyancing searches to save fees and time?
As you are not taking a home loan you are at free not to do searches although no law firm would advise that you don't. Drawing on years of experience of conveyancing in New Cross the following are instances of issues that can show up and therefore affect future saleability: Refused Planning Applications, Outstanding Fees, Overdue Grants, Road Schemes,...
I have been advised by numerous property agents in New Cross to locate a solicitor on your site. What’s the financial upside for Estate Agents to offer your site over and above another?
We don’t offer any commission for sending work to this site. We found it would be just too difficult a fee because members of the public would think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
I am attracted to a couple of apartments in New Cross which have in the region of fifty years unexpired on the leases. Do I need to be concerned?
There are plenty of short leases in New Cross. The lease is a legal document that entitles you to use the property for a prescribed time frame. As the lease gets shorter the marketability of the lease decreases and results in it becoming more costly to extend the lease. For this reason it is generally wise to extend the lease term. It is often difficult to sell a property with a short lease because mortgage companies may be reluctant to lend money on such properties. Lease enfranchisement can be a protracted process. We advise that you get professional help from a solicitor and surveyor with experience in this arena.
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a New Cross conveyancing firm to assist?
if there is a absentee landlord or where there is disagreement about the premium for a lease extension, under the relevant legislation you can apply to the LVT to make a decision on the amount due.
An example of a Freehold Enfranchisement case for a New Cross premises is 41 Endwell Road in March 2013. this matter relateed to the acquisition of the freehold of a mid- terraced Victorian house converted into three separate self-contained dwellings. By an order dated 28/11/2012, Deputy District Judge Cole in the Bromley County Court held that the leaseholders were entitled to acquire the freehold and directed that the premium payable be determined by this Tribunal. The Tribunal assessed the premium to be £14,753 This case related to 3 flats. The number of years remaining on the existing lease(s) was 80.01 years.