How do I search for the right solicitor to give a high level service for our conveyancing in Swanley?
First ask your friends and family whom they would instruct.
Second, use a comparison service on the web for conveyancing in Swanley. Telephone a couple or more firms from the list and invite them to forward you their conveyancing estimate and discuss your needs with the solicitor who will oversee the conveyancing prior tomaking your decision.
Third is to use our search tool to help you find the right solicitors for you based on your personal requirements including location,timings, complexity and who the proposed mortgage company is. Do not be fooled by low cost conveyancing in Swanley
Our conveyancer has discovered a a legal deficiency with the lease for the apartment we are buying in Swanley. The other side have suggested defective title insurance as a solution. We are happy with insurance and will cover the costs. Our conveyancer says that he must check that the lender is content with this solution. Are we the client or is the mortgage company ?
Even though you have a mortgage offer from the mortgage company does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the lender are the client. These conveyancing instructions must be adhered to.
I have been told that property searches are the number one reason for delay in Swanley conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances during the legal transfer of property. Local searches are unlikely to be the root cause of holding up conveyancing in Swanley.
4 months have gone by since my purchase conveyancing in Swanley concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. 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.
My wife and I purchased a leasehold house in Swanley. Conveyancing and Nationwide Building Society mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1993. The conveyancing solicitor in Swanley who previously acted has long since retired. What should I do?
The first thing you should do is make enquiries of HMLR to be sure that this person is in fact the new freeholder. You do not need to instruct a Swanley conveyancing firm to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Swanley conveyancing firm to act on my behalf?
if there is a absentee freeholder or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to make a decision on the price payable.
An example of a Lease Extension case for a Swanley 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 affected 13 flats. The unexpired term was 76 years.