I am looking for value for money conveyancer. Should I go for for a web based conveyancer or a family Penge conveyancing lawyer?
In the main conveyancing solicitors in your neck of the woods will benefit from excellent alliances with your local authority, which can help with the Penge conveyancing searches that your lawyer will require. It also helps if they enjoy good connections with the Local Land Registry Office your area Penge, other lawyers in the location and Penge Estate Agents.
I am need of leasehold conveyancing for an apartment in a fairly new development (6 years old) in Penge. 95% of the properties have already been occupied. Do I need carry out the local searches for my conveyancing in Penge?
Where you are obtaining a mortgage, your lender will require some (many) of the searches so you'll have no choice. If not, then Penge conveyancing searches are optional. Your solicitor, will ’encourage’, perhaps in the strongest possible terms, that you should have the searches done, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you insist that your lawyer to proceed without searches then your lawyer will have to follow your instructions or you will need to change to another solicitor for your conveyancing in Penge.
I purchased a freehold residence in Penge yet charged rent, why is this and what is this?
It’s unusual for properties in Penge and has limited impact for conveyancing in Penge 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 have existed for hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
Will our lawyer be asking questions about flooding as part of the conveyancing in Penge.
Flooding is a growing risk for lawyers dealing with homes in Penge. Some people will purchase a property in Penge, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Lawyers are not best placed to offer advice on flood risk, but there are a number of checks that may be undertaken by the buyer or by their conveyancers which can give them a better appreciation of the risks in Penge. The conventional set of property information forms given to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the seller to find out whether the premises has historically flooded. If the premises has been flooded in past which is not disclosed by the seller, then a buyer could issue a compensation claim as a result of such an misleading response. A buyer’s solicitors will also carry out an environmental search. This should indicate whether there is a recorded flood risk. If so, more detailed investigations will need to be conducted.
The deeds to my house can not be found. The solicitors who dealt with the conveyancing in Penge 10 years ago have long since closed. What are my next steps?
Nowadays there are duplicates made of almost everything, and your conveyancer will be aware precisely where to look for all the appropriate documentation so you can purchase or dispose of your property without a hitch. If duplicates are not available, your solicitor may be able to put in place insurance or indemnities protecting you against future claims on your property.
I opted to have a survey completed on a house in Penge in advance of instructing lawyers. I have been advised that there is a flying freehold aspect to the house. Our surveyor advised that some banks tend refuse to give a loan on this type of premises.
It varies from the lender to lender. HSBC has different requirements for example to Halifax. If you e-mail us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Penge. Conveyancing may be slightly more expensive based on your lender's requirements.