As someone not used to conveyancing in Sidcup what is your top tip you can give me concerning the legal transfer of property in Sidcup
You may not hear this from too many lawyers but conveyancing in Sidcup and elsewhere in England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there exists an abundance of room for conflict between you and other parties involved in the ownership transfer. For example, the seller, property agent and sometimes your lender. Selecting a lawyer for your conveyancing in Sidcup should not be taken lightly as your conveyancer is your adviser, and is the SOLE person in the transaction whose responsibility is to act in your best interests and to keep you safe.
There is a worrying creep of a "blame" culture- someone has to be at fault for the process being so protracted. You your first instinct should be to trust your conveyancer ahead of the other players in the conveyancing process.
What does a local search inform me concerning the house my wife and I purchasing in Sidcup?
Sidcup conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search organisations for instance Onsearch The local search is essential in every Sidcup conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your new home. The search will supply data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
I purchased a renovated Edwardian property in Sidcup. Conveyancing lawyer represented me and Nationwide Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Sidcup and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with the conveyancing solicitor who conducted the purchase.
How does conveyancing in Sidcup differ for newly converted properties?
Most buyers of new build premises in Sidcup approach us having been asked by the seller to sign contracts and commit to the purchase even before the premises is ready to move into. This is because house builders in Sidcup usually 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 conveyancers 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 accustomed to new build conveyancing in Sidcup or who has acted in the same development.
In what way does the Landlord & Tenant Act 1954 impact my business property in Sidcup and how can you help?
The 1954 Act gives security of tenure to commercial lessees, granting the a statutory right to apply to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act for protection and assist with commercial conveyancing in Sidcup
I today plan to offer on a house that appears to be perfect, at a great figure which is making it more attractive. I have just discovered that the title is leasehold as opposed to freehold. I would have thought that there are issues buying a house with a leasehold title in Sidcup. Conveyancing solicitors have are about to be instructed. Will they explain the issues?
The majority of houses in Sidcup are freehold rather than leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are purchasing in Sidcup so you should seriously consider shopping around for a Sidcup conveyancing practitioner and check that they have experience in advising on leasehold houses. First you will need to check the unexpired lease term. Being a lessee you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example obtaining the landlord’sconsent to conduct alterations. You may also be required to pay a service charge towards the upkeep of the communal areas where the property is part of an estate. Your lawyer will report to you on the legal implications.
I am the leaseholder of a second floor flat in Sidcup. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the amount due for the purchase of the freehold?
You certainly can. We can put you in touch with a Sidcup conveyancing firm who can help.
An example of a Lease Extension case for a Sidcup premises is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case affected 1 flat.