I am in the throes of changing my current homeowner mortgage to a Buy to Let The Royal Bank of Scotland mortgage. The bank has said that I need a solicitor as part of the process. I got in contact with my previous Chislehurst conveyancing practitioner who who did the conveyancing when I previously acquired the property. The quote supplied of £470 has taken me by surprise as I am not require purchase conveyancing - it’s just a straightforward remortgage.
The costs illustration is slightly on the expensive side. Where you are happy to invest time scrutinising charges you might get the conveyancing a bit cheaper by say £100 plus VAT. That being said, providing that you were happy with the legal work the firm provided you maylive to rue choosing an a cheaper lawyer. If is important to check that the conveyancer can also act for The Royal Bank of Scotland. Do use our search tool to get a quote a Chislehurst conveyancing firm on the The Royal Bank of Scotland member panel, which can often include conveyancing solicitors in Chislehurst.
The vendors of the house we are looking to purchase hired a conveyancing practitioner in Chislehurst who has recommended a lock out contract with a payment two thousand pounds. Are such arrangements recommended for Chislehurst conveyancing transactions?
There are two main concerns with entering into any lock out agreement (also known as a shut-out contract) is that it can distract from making progress with the conveyancing process, so unless it requires minimal or no negotiation then it may transpire to be a hindrance. It is not promoted by Chislehurst conveyancing practitioners as a result. The other main concern is the extent of the remedies available - a jilted purchaser is not likely to secure an injunction to stop the vendor completing the sale to a third party, so the only remedy open via the contract will be the reimbursement of wasted charges and, in limited circumstances, the extra payment of penalties.
What does my ID and proof of funds have anything to do with my conveyancing in Chislehurst? Why is this being asked of me?
You are right in the requirement set out by your solicitor has nothing to do with conveyancing in Chislehurst. However these days you will not be able to proceed with any conveyancing deal if you have not submitting proof of your identity. This usually takes the form of a either your passport or driving licence plus a bank statement. Remember if you are supplying your driving licence as evidence of ID it needs to be both the paper element as well as the photo card part, one is not acceptable in the absence of the other.
Proof of the origin of funds is mandated in accordance with the Money Laundering Regulations. Don’t be offended when you are asked to produce this as your conveyancer must have this information on file. Your Chislehurst conveyancing practitioner will need to see evidence of proof of funds before they are able to accept any funds from you into their client account and they will also ask additional questions concerning the origin of monies.
Me and my partner are buying a property in Chislehurst. It might be a silly question but how we can trust a lawyer? On completion day we will need to send money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
This question may be naive but I am new to the house moving as a 1st time purchaser of a ground floor flat in Chislehurst. Do I collect the keys to the house on completion from my solicitor? If so, I will instruct a local conveyancing solicitor in Chislehurst?
On the day of completion you do not need to go to the conveyancers office in Chislehurst. Conveyancing lawyers for you will arrange to send the completion advance to the vendor’s conveyancers, and shortly after the monies have arrived, you will be called to pick up the keys from the selling Agents and start moving into the property. Usually this occurs early afternoon.
I am aiming to move home in April. Does my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you suggest a removal company in Chislehurst. Conveyancing solicitor was organised prior to coming across your page.
On the day of completion you will need to collect the keys from your selling agent but this should only take place after the previous owners conveyancers inform the agent that the monies to complete are in and the keys can be collected. After that you can advise the removal men that you are ready to move in. As a matter of policy we do not suggest a specific removal organisation but can help you choose a conveyancing in Chislehurst or a solicitor with expertise in conveyancing in Chislehurst.
Do you have any top tips for leasehold conveyancing in Chislehurst with the aim of saving time on the sale process?
- A significant proportion of the delay in leasehold conveyancing in Chislehurst can be reduced where you instruct lawyers as soon as you market your property and request that they start to collate the leasehold documentation which will be required by the purchasers’ conveyancers. In the event that you altered the property did you need the Landlord’s permission? In particular have you installed wooden flooring? Chislehurst leases often stipulate that internal structural alterations or addition of wooden flooring necessitate a licence issued by the Landlord consenting to such works. Where you fail to have the consents in place you should not communicate with the landlord without contacting your conveyancer first. If there is a history of any disputes with your landlord or managing agents it is very important that these are settled before the property is marketed. The buyers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is better to present the dispute as over as opposed to unresolved. A minority of Chislehurst leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers put in hand bank and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers.
Following years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Chislehurst. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a missing landlord or where there is dispute about what the lease extension should cost, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the premium.
An example of a Lease Extension matter before the tribunal for a Chislehurst flat is 70 Andace Park Gardens 133-149 Widmore Road in November 2013. Tribunal determined that the premium payable for the lease extension was £10,052 This case affected 1 flat. The number of years remaining on the existing lease(s) was 72 years.