I am assisting my niece sell her property in Swanley. Does the solicitor commission an energy assessment or it is for the seller to see to?
After the abolition of Home Information Packs, EPC’s was kept a required component of selling a house. An energy performance certificate should be to hand before the property is advertised. This is not something that solicitors normally organise. If you are instructing a Swanley conveyancing lawyer they might be willing to arrange energy performance certificates given their relationships with long established local accredited person
I am due to move home in January. Will my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you recommend a removal company in Swanley. Conveyancing firm was found prior to coming across your page.
On the afternoon of completion you can collect the house keys from the selling agent however this should only be done when the vendors solicitors inform the agent that the monies to complete are in and the keys can be collected. You should advise the removal men that they can start moving you in. We do not recommend a particular removal company but can assist you in choosing a conveyancing in Swanley or a firm that specialises in conveyancing in Swanley.
Can you help - my lawyer advises that lack of right of way insurance is needed on my purchase. What is the level of cover for Swanley conveyancing?
The appropriate level of lack of right of way indemnity insurance depends on who your lender is. It would differ for example between Nationwide Building Society and The Mortgage Works. Conveyancing lawyers as opposed to borrowers take out such policies.
I am buying a property and the solicitor has raised the issue of Chancel Repair to which the property may be obligated to pay given it’s proximity to the area of such a church. She has mentioned insurance. Is this strictly necessary for conveyancing in Swanley
Unless a prior acquisition of the property took place after 12 October 2013 you could take it that conveyancing practitioners conducting conveyancing in Swanley to remain recommending a chancel search and or insurance against a claim.
I have todaybeen informed that Wolstenholmes have been shut down. They carried out my conveyancing in Swanley for a purchase of a freehold house 10 months ago. How can I be sure that the property is not still registered in the name of the previous owner?
The easiest method to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Swanley conveyancing specialists.
I have been on the look out for a ground for flat up to £195,000 and identified one near me in Swanley I like with amenity areas and station in the vicinity, the downside is that it only has 51 years on the lease. There is not much else in Swanley for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a home loan the remaining unexpired lease term will likely be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.
In what way can the Landlord & Tenant Act 1954 impact my business property in Swanley and how can you help?
The 1954 Act provides protection to business leaseholders, granting the a statutory right to apply to court for a continuation of occupancy at the end of the lease term. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and handle your commercial conveyancing in Swanley
I work for a reputable estate agency in Swanley where we see a few flat sales jeopardised as a result of short leases. I have received contradictory information from local Swanley conveyancing solicitors. Could you clarify whether the owner of a flat can start the lease extension formalities for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I have attempted and failed to negotiate with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Swanley conveyancing firm to help?
Most definitely. We can put you in touch with a Swanley conveyancing firm who can help.
An example of a Lease Extension decision for a Swanley residence is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case related to 13 flats. The unexpired residue of the current lease was 76 years.