I plan on acquiring a leasehold flat in Swanscombe. My Solicitor is not listed on the bank conveyancing list. Am I still permitted to continue with my Swanscombe conveyancing solicitor notwithstanding that they are excluded from the bank list of approved lawyers?
You must instruct a conveyancer to complete the formalities when you take out a mortgage to purchase your home. The conveyancing practitioner will conduct all the appropriate legal checks on the property, ensuring that you’re registered as proprietor and ensure that all the necessary mortgage documentation is in order. One may instruct a Swanscombe solicitor of your choice. Nevertheless, where the conveyancer selected is not on the lender solicitor panel further costs will be levied as separate legal representation will be required by them. Bank panel applications may be submitted, so provided your conveyancer has not historically sought membership they can do so.
Will commercial conveyancing searches reveal proposed roadworks that may impact a commercial premises in Swanscombe?
Its becoming the norm that commercial conveyancing solicitors in Swanscombe will perform a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Swanscombe. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Swanscombe.
For each commercial conveyancing transaction in Swanscombe it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Swanscombe commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Swanscombe.
Over the last few months I have been searching for a flat up to £305k and found one close by in Swanscombe I like with open areas and transport links nearby, however it's only got 61 years unexpired on the lease. I can't really find anything else in Swanscombe for this price, so just wondered if I would be making a mistake purchasing a short lease?
If you require a home loan the shortness of the lease will be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
I was advised by a couple of local estate agents in Swanscombe to select a conveyancer on your site. Is there a financial advantage for Estate Agents to recommend your services over and above another?
We don’t give any commission for pointing buyers and sellers in our direction. We thought it would be too underhand a fee because members of the public would think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
I only have 62 years remaining on my lease in Swanscombe. I am keen to extend my lease but my freeholder is absent. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. You will be obliged to demonstrate that you or your lawyers have made all reasonable attempts to find the freeholder. In some cases a specialist should be helpful to conduct investigations and prepare a report which can be used as evidence that the landlord is indeed missing. It is advisable to get professional help from a solicitor both on investigating the landlord’s disappearance and the vesting order request to the County Court covering Swanscombe.
I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Swanscombe conveyancing firm to act on my behalf?
Most certainly. We can put you in touch with a Swanscombe conveyancing firm who can help.
An example of a Lease Extension decision for a Swanscombe property 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 was in relation to 13 flats. The unexpired term was 76 years.
I am considering instructing an online lawyer ahead of a Swanscombe conveyancing practice. Should I ‘stay local’?
Numerous benefits exist in being able to pop in to a local Swanscombe conveyancing solicitor for instance
- signing documents same day
- sometimes being able to see someone face-to-face can make a huge difference, particularly for more complex conveyancing
- the ability to complain if things go pear-shaped
When checking estimates, look out for hidden extras. Most decent Swanscombe high street solicitors give an all-inclusive figure. Many online agents seem to offer cheap prices, but have burried 'extras' in the small print.