I am in a contract race with another prospective purchaser for a property in Orpington. What can I do to speed up matters?
In the event that the seller is applying time constraints to exchange it is highly recommended that your conveyancer is familiar with the area as they will have local relationships and know-how. It is even conceivable that they could have handled otherhouses in the same road. Therefore consider using a Orpington conveyancing solicitor. Second, check that the lawyer is on the on the approved list for your mortgage company. It is believed that nearly one in five of Orpington conveyancing deals are held up or derailed after discovering a buyer’s conveyancer was not on their banks list of approved solicitors. In many cases this discovery resulted in the transaction being held up by almost 21 days. It is said that this issue affects in the region of one hundred thousand home moves every year. Most Orpington conveyancing practices can not represent certain banks so do check as early as possible.
I can see plenty of information on this site concerning conveyancing in Orpington but what is your top tip for finding the right conveyancer in Orpington
It would be unwise to be tempted by the lowest Orpington conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
We expect to receive a OIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Virgin Money recommend any Orpington solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Orpington solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
I was told three weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in Orpington is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.
I need some quick conveyancing in Orpington as I have an ultimatum to complete within 4 weeks. Thankfully I do not need a mortgage. Is it possible to avoid the conveyancing searches to save fees and time?
As you are are a mortgage free purchaser you have the choice not to have searches carried out although no solicitor would advise that you don't. With plenty of history conveyancing in Orpington the following are instances of issues that can show up and adversely impact future mortgageability: Refused Planning Applications, Overdue Fees, Outstanding Grants, Road Schemes,...
It has been five months following my purchase conveyancing in Orpington took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the encouragement of my in-laws I had a survey completed on a property in Orpington before instructing solicitors. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some mortgage companies may not grant a loan on a flying freehold home.
It varies from the lender to lender. Lloyds has different instructions for example to Nationwide. Should you wish to call us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Orpington. Conveyancing may be slightly more expensive based on your lender's requirements.
Back In 2007, I bought a leasehold house in Orpington. Conveyancing and TSB mortgage went though with no issue. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1996. The conveyancing solicitor in Orpington who acted for me is not around. Do I pay?
First make enquiries of the Land Registry to make sure that this person is in fact the registered owner of the freehold reversion. You do not need to instruct a Orpington conveyancing practitioner to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Having spent months of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Orpington. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Absolutely. We are happy to put you in touch with a Orpington conveyancing firm who can help.
An example of a Lease Extension case for a Orpington 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 related to 1 flat. The unexpired term was 50.57 years.