I am need of leasehold conveyancing for a flat in a fairly new development (6 years old) in Bexleyheath. Almost all the appartments are already sold. Is it really necessary to order neighbourhood searches as part of conveyancing in Bexleyheath?
If you are purchasing a property with the assistance of a mortgage, your mortgage company will insist on some (many) of the searches so you'll have no choice. If not, then Bexleyheath conveyancing searches are for you to decide upon. No doubt your conveyancer, will ’encourage’, perhaps strongly, that you should have the searches done, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Bexleyheath.
Can your site be used to find a Conveyancing solicitor in Bexleyheath even where I’m not buying or disposing of a house, for instance if I want to acquire a shop in Bexleyheath with a loan from Birmingham Midshires?
Our search tool is primarily there to locate domestic conveyancing solicitors in Bexleyheath but we have listed at the end of this page some Bexleyheath commercial conveyancing firms. You should speak with the solicitors directly to see if they are also authorised to represent Birmingham Midshires
4 months have gone by following my purchase conveyancing in Bexleyheath concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. 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.
I'm converting the mortgage on my existing house to a buy to let mortgage with Nottingham Building Society and I will use the rest of the raised equity as a deposit on another property. The neighborhood we are looking at is Bexleyheath. Will your conveyancers be able to act for the two banks and link together the conveyances?
Do use our comparison tool on this site to be sure that the conveyancers are on the relevant lender panels. On the basis that they are the conveyancer will be able to tie up the two conveyancing matters but you should talk with you lawyer and make clear your expectations and needs.
I am looking at a couple of apartments in Bexleyheath both have in the region of forty five years left on the lease term. Will this present a problem?
There are no two ways about it. A leasehold apartment in Bexleyheath is a deteriorating asset as a result of the shortening lease. The closer the lease gets to zero years unexpired, the more it reduces the value of the premises. For most purchasers and lenders, leases with under eighty years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Bexleyheath conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Bexleyheath conveyancing firm to help?
Most certainly. We can put you in touch with a Bexleyheath conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Bexleyheath 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 number of years remaining on the existing lease(s) was 76 years.