I have given 2 months notice to my existing landlord and must vacate my rented flat in Orpington by the end of next month. Conveyancing for my house purchase has just started. Is it possible to complete in 4 weeks as don't want to have to move into short term accommodation?
The normal practice is not to provide notice for your letting unless you have exchanged. If you have not already done so, update to your solicitor and request that they apply pressure on the other lawyers, try to an agreed time frame that everyone will work to achieve
Do lenders provide you with an approved list of Orpington conveyancing solicitors? How do you know who is on the RBS conveyancing panel?
Orpington conveyancing firms themselves provide us confirmation that they are on the RBS conveyancing panel as opposed to being supplied with a list from RBS directly.
Will my lawyer be raising questions regarding flooding as part of the conveyancing in Orpington.
Flooding is a growing risk for solicitors conducting conveyancing in Orpington. There are those who purchase a property in Orpington, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Conveyancers are not qualified to offer advice on flood risk, however there are a number of searches that can be carried out by the purchaser or by their lawyers which will give them a better understanding of the risks in Orpington. The conventional set of completed inquiry forms given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the owner to determine if the property has historically flooded. In the event that flooding has previously occurred and is not notified by the vendor, then a buyer could bring a legal claim for losses as a result of such an inaccurate reply. The purchaser’s conveyancers may also conduct an enviro search. This will disclose whether there is any known flood risk. If so, further investigations should be carried out.
I bought my house on 12 February and my personal details are still not registered. Need I be worried? My conveyancing solicitor in Orpington expressed confidence that it would be dealt with inside ten days. Are transfers in Orpington particularly slow to register?
There is nothing unique when it comes to conveyancing in Orpington registration formalities. As opposed to being determined by geographic area, timeframes can adjust subject to who lodges the application, whether there are errors and whether the Land registry communicate with any interested persons or bodies. At present approximately 80% of such applications are fully addressed within 12 days but some can be subject to protracted hold-ups. Registration takes place after the purchaser has moved in to the premises therefore post completion formalities is not always top priority yet if there is a degree of urgency associated with the registration then you or your conveyancer could speak with the land registry and explain the circumstances.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Orpington is the location of the property. What do you suggest?
Flying freeholds in Orpington are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Orpington you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Orpington may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
If all goes to plan we aim to complete the disposal of our £225,000 maisonette in Orpington next week. The management company has quoted £324 for Landlord’s certificate, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge an administration fee for a flat conveyance in Orpington?
Orpington conveyancing on leasehold apartments usually involves the buyer’s conveyancer sending questions for the landlord to answer. Although the landlord is under no legal obligation to answer these enquiries the majority will be content to do so. They may levy a reasonable charge for responding to enquiries or supplying documentation. There is no upper cap for such fees. The average costs for the information that you are referring to is over three hundred pounds, in some transactions it is above £800. The management information fee levied by the landlord must be sent together with a summary of entitlements and obligations in respect of administration charges, without which the invoice is technically not due. In reality one has no choice but to pay whatever is requested of you if you want to exchange contracts with the buyer.
I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Orpington conveyancing firm to act on my behalf?
You certainly can. We are happy to put you in touch with a Orpington conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal 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 number of years remaining on the existing lease(s) was 50.57 years.