Souldinstructing a St Mary Cray conveyancing practice make the legal process smoother?
Existing third party relationships is an important consideration when choosing conveyancing lawyers. St Mary Cray conveyancers often have connections with mortgage brokers and agents, local authorities, surveyors and other law firms meaning you will move in shortest possible time. Possessing vast knowledge of the local area is also a plus .
Is there a reason why leasehold purchase conveyancing in St Mary Cray is more expensive?
The conveyancing charges on a leasehold premises in St Mary Cray is inevitably more expensive than on a freehold property. This is due to the extra work necessary in communicating with the landlord and management company to collate the evidence concerning whether the rent and service charges have been cleared and whether there are any major works due in the near future on repairs or maintenance of the building.
Are all St Mary Cray Conveyancing Quality Solicitors on the Clydesdale conveyancing panel?
It is true that some lenders now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
The formalities of my purchase has taken place for my property in St Mary Cray. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Planning on purchasing a apartment in St Mary Cray. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the St Mary Cray solicitor is on the Virgin Money conveyancing panel.
Are there restrictive covenants that are commonly picked up as part of conveyancing in St Mary Cray?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in St Mary Cray. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in St Mary Cray differ for new build properties?
Most buyers of new build or newly converted property in St Mary Cray approach us having been asked by the seller to sign contracts and commit to the purchase even before the premises is constructed. This is because new home sellers in St Mary Cray tend to acquire the site, 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 St Mary Cray or who has acted in the same development.
I am hoping to complete next month on a leasehold property in St Mary Cray. Conveyancing lawyers assured me that they are sending me a report within the next couple of days. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in St Mary Cray should include some of the following:
-
You need to be informed what constitutes a Nuisance as far as the lease is concerned if lease has a provision for a slush fund? Are you allowed to have a pet in the flat? What the implications are if you are in breach of your lease terms? Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice?
I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a St Mary Cray conveyancing firm to act on my behalf?
Most certainly. We can put you in touch with a St Mary Cray conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a St Mary Cray premises 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 was in relation to 1 flat. The remaining number of years on the lease was 50.57 years.