My lender has suggested solicitors on their panel based in Westerham but I would rather choose a conveyancing lawyer in Westerham or nearer to where I live. Are you able to assist?
It is by no means the case that all Westerham conveyancing solicitors are listed all lender’s conveyancing panel. Do make use of the above search tool to choose a Westerham conveyancing solicitor on the on the bank panel.
Should our lawyer be asking questions regarding flooding during the conveyancing in Westerham.
The risk of flooding is if increasing concern for lawyers dealing with homes in Westerham. There are those who purchase a house in Westerham, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to offer advice on flood risk, but there are a number of checks that may be undertaken by the purchaser or on a buyer’s behalf which can figure out the risks in Westerham. The conventional set of property information forms given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the vendor to discover if the property has suffered from flooding. In the event that flooding has previously occurred which is not notified by the vendor, then a buyer could commence a claim for damages as a result of such an incorrect reply. The buyer’s conveyancers may also conduct an environmental report. This should higlight whether there is a recorded flood risk. If so, further investigations will need to be carried out.
It has been five months following my purchase conveyancing in Westerham completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Over the last few months I have been searching for a flat up to £245,000 and identified one round the corner in Westerham I like with open areas and transport links in the vicinity, the downside is that it only has 49 remaining years left on the lease. There is not much else in Westerham in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
I have recently realised that I have Seventy years left on my flat in Westerham. I now wish to extend my lease but my freeholder is missing. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. However, you will be required to demonstrate that you have used your best endeavours to locate the freeholder. In some cases an enquiry agent should be useful to try and locate and prepare an expert document to be accepted by the court as evidence that the freeholder is indeed missing. It is advisable to get professional help from a solicitor in relation to devolving into the landlord’s absence and the vesting order request to the County Court covering Westerham.
I acquired a basement flat in Westerham, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Equivalent flats in Westerham with a long lease are worth £255,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease runs out on 21st October 2099
With 73 years unexpired we estimate the price of your lease extension to be between £8,600 and £9,800 as well as professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.
I am purchasing a house with all finances in place. I have provided lawyer with 2 distinct forms of photo identification, bank statement, endless utility bills. Now he wants a copy from a probate lawyer acknowledging that the money is in place and that it has come from inheritance and not via illegitimate means.
For some years now requires conveyancing solicitors as well as banks, building societies and other financial institutes to obtain satisfactory evidence of the identity of the client. This is because solicitors who deal with money and property on behalf of their clients can be used by criminals wishing to launder money. In order to comply with the law of money laundering, your Westerham conveyancing lawyer will need to obtain evidence of your identity as as well as make sure that your funds are legitimate.