In the event thatI was to buy a straightforward housein Orpington mortgage fee and have no survey and no local authority searches how much would I expect to have to pay for conveyancing in Orpington?
Any savings you would make will be isolated to the Orpington conveyancing searches. Your lawyer is obliged to do the vast majority of work - money laundering, liaising with your vendors lawyer, SDLT submission, register the property etc. You might save a bit for them not needing to register a charge however it will not be significant.
Finally the sale completed on my house in Orpington last July but the buyer keeps e-mailing me complaining that their conveyancer is waiting to hear from mine. What should my lawyer have done now that I have sold?
Following your house sale your conveyancer should send the transfer documentation and all additional paperwork to the purchaser's solicitors. If applicable, your lawyer should also confirm that the legal charge in favour of the lender has been redeemed to the buyers solicitors. There are no post completion procedures unique to conveyancing in Orpington.
My Conveyancer in Orpington is not listed on the Barclays Direct Solicitor Panel. Can I still continue with my prefered solicitor even though they are excluded from the Barclays Direct panel of approved conveyancing solicitors?
The limited options open to you here include:
- Complete the purchase with your preferred Orpington solicitors but Barclays Direct will need to retain a solicitor on their panel. This will result in additional total legal fees and result in delays.
- Choose a new solicitor to to deal with the conveyancing, not forgetting to check they are on the Barclays Direct panel
How does conveyancing in Orpington differ for new build properties?
Most buyers of new build property in Orpington contact us having been asked by the developer to sign contracts and commit to the purchase even before the premises is built. This is because house builders in Orpington typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Orpington or who has acted in the same development.
I am looking for a flat up to £235,500 and found one near me in Orpington I like with open areas and station nearby, however it only has 52 years unexpired on the lease. There is not much else in Orpington suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you need a mortgage the shortness of the lease may be an issue. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.
I'm refinancing my primary property to a BTL loan with Norwich and Peterborough Building Society and intend to use the remaining equity as a down payment on a second property. The neighborhood we are talking about is Orpington. Will your lawyers be able to act for both sets of lenders and tie in the transactions?
Make use of our search tool on this site to check that the lawyers are approved by both mortgage companies. On the basis that they are the conveyancer will be able to connect the two deals but you should have a chat with you conveyancer and make apparent your expectations and needs.