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Conveyancing in St Mary Cray : Keep it Local

Reasons to use our St Mary Cray conveyancing solicitors

  • 1 Conveyancer conveyancing solicitors have very good personal links with St Mary Cray selling agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 2 St Mary Cray lawyers work in partnership with St Mary Cray estate agents, developers, surveyors, lenders and other professionals to ensure that the highest level of service is provided to buyers and sellers every step of the way, offering all the advice and support you need
  • 3 Regardless alternative companies say it just might be important to visit your solicitor to execute contracts. Too many 3rd parties are already with an interest in a homemove without having to add Royal Mail into the equation.
  • 4 Low cost packages from online conveyancers might seem attractive. However, these organisations are often located hundreds of miles away with little appreciation of the factors that affect property transactions in St Mary Cray
  • 5 The mark of a good conveyancing solicitor in St Mary Cray is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by national chain estate agents) often falls short of the level of professionalism you would hope for.

Examples of recent conveyancing in St Mary Cray since November 2023*

Conveyance

of apartment Camden Park Road BR7 5HF, sold for £497,500. Leasehold conveyancing legalities included: drafting the sale agreement and Transfer, sending the transfer to the seller for execution in readiness for completion, obtaining official copies of the title

Sale

of terraced premises, Archer Way, BR8 7XP completing on 24/11/2023 at a price of £415,000. The conveyancing process included amongst the various tasks: agreeing completion date with parties, preparing statement detailing charges, setting up the completion formalities

Sale

of detached residence property, Marvels Lane, SE12 9PU completing on 24/11/2023 at a price of £365,000. The legal transfer of property included amongst the various tasks: securing official copies of the title, agreeing completion date with parties, sending title deeds and signed transfer to purchaser’s lawyers

Sale

of semi residence, Aylesbury Road, BR2 0QP completing on 24/11/2023 at a price of £440,000. The legal transfer of property included amongst the various tasks: sending conveyancing papers to buyers representatives, taking formal instructions from and updating the seller client, setting up the completion formalities

Recently asked questions about conveyancing in St Mary Cray

I am progressing with the sale of my house in St Mary Cray and the EA has just telephoned to warn that the purchasers are appointing a new conveyancer. The reason given is that the mortgage company will only work with solicitors on their approved list. On what basis would a big named lender only deal with specific solicitors rather the firm that they want to appoint for their conveyancing in St Mary Cray ?

Mortgage companies have always had an approved set of law firms that can act for them, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.

Banks point to the increase in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any sway in the decision.

All was ready to complete my purchase in St Mary Cray next Thursday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the mortgage company. What does the insurance need to cover?

All property lawyers on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook instructions. These obligations are not limited to conveyancing in St Mary Cray.

I need some quick conveyancing in St Mary Cray as I have an ultimatum to complete within 4 weeks. Luckily I do not require a mortgage. Is it possible to escape the need for conveyancing searches to save money and time?

As you are not taking a mortgage you are at free not to do searches although no law firm would advise that you don't. With lots of history conveyancing in St Mary Cray the following are instances of issues that can arise and therefore impact market value: Refused Planning Applications, Outstanding Charges, Overdue Grants, Railway Schemes,...

I am buying a new build apartment in St Mary Cray. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in St Mary Cray

    Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please confirm the Lease plans are surveyor prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

I want to let out my leasehold apartment in St Mary Cray. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?

A lease dictates the relationship between the landlord and you the leaseholder; in particular, it will set out if subletting is banned, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in St Mary Cray do not prevent subletting altogether – such a clause would adversely affect the market value the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.

My wife and I have hit a brick wall in trying to reach an agreement for a lease extension in St Mary Cray. Can this matter be resolved via the Leasehold Valuation Tribunal?

in cases where there is a missing landlord or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to decide the sum to be paid.

An example of a Lease Extension matter before the tribunal for a St Mary Cray flat 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 unexpired residue of the current lease was 50.57 years.

How do I search for a St Mary Cray conveyancing solicitor on the mortgage company conveyancing panel? I have a car and am prepared to travel up to 15kilometers to meet the solicitor.

Feel free to make use of the find a conveyancing panel tool on this website. Please choose the lender and your location, in this case St Mary Cray and you will see a number of lawyer located nearest St Mary Cray. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the lender solicitor panel.

Last updated

Commercial Conveyancing solicitors in St Mary Cray regulated by the SRA

The list below is a small selection of solicitors in St Mary Cray with expertise in commercial conveyancing in St Mary Cray. This could include advice on re-mortgaging commercial property
  • Pumfrey & Lythaby, 155-159 High Street, Orpington, Kent, BR6 0LN
  • Thomas Dunton Solicitors, 217-219 High Street, Orpington, Kent, BR6 0NZ
  • Clarkson Wright & Jakes Ltd, Valiant House, 12 Knoll Rise, Orpington, Kent, BR6 0PG
  • Strube & Co, 70 St James Way, Sidcup, Kent, London, Kent, DA14 5HF
  • Braund & Fedrick, 13 Market Parade, High Street, Sidcup, Kent, DA14 6EP

Residential Licensed Conveyancers in St Mary Cray regulated by the Council of Licensed Conveyancers

Please note that the listed conveyancers do not limit their work for conveyancing in St Mary Cray but also conveyancing throughout England and Wales.
  • Ducat Law Ltd, TMS House, BR5 3QB
  • Peter W Stevens , 107 Maxwell Gardens, BR6 9QT
  • Cain Associates Llp, 297 The Broadway, DA6 8DG

Planning law solicitors in St Mary Cray regulated by the Solicitors Regulation Authority

The practices listed below are a non-comprehensive list of solicitors in St Mary Cray practicing in planning law. This should include advice on compulsory purchases in St Mary Cray
  • Batchelors, Charles House, 35 Widmore Road, Bromley, Kent, BR1 1RW
  • Wellers Law Group Llp, Tenison House, Tweedy Road, Bromley, Kent, BR1 3NF
  • Hadfield & Co, 1 Central Avenue, Welling, Kent, DA16 3AX
  • A E Short, 144 Bromley Road, Beckenham, Kent, BR3 6PG
  • Apex Law Llp, 3 The Pantiles, Bexleyheath, Kent, DA7 5HH

Neighboring Locations

Chislehurst
Foots Cray
St Paul's Cray
Ruxley
St Mary Cray
Orpington
Goddington

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.