The deeds to our property are lost. The solicitors who did the conveyancing in Downe 10 years ago no longer exist. What do I do?
As long as the title is registered the details of your ownership will be recorded by the Land Registry under a Title Number. It is possible to conduct a search at the Land Registry, find your house and order up to date copies of the property title for less than a fiver. Where the property is Leasehold then the Land Registry will also normally hold a file copy of the Registered Lease and again, a copy can be ordered for a small fee.
How easy is it to transfer to a new solicitor as I have to appoint one who is on the Coventry Building Society conveyancing list. I instructed a family conveyancing solicitor in Downe five minutes from me but he is not approved by Coventry Building Society
It would be our pleasure to help you select a conveyancing solicitor in Downe on the Coventry Building Society panel. Please note that the solicitors that we work with do not pay us a referral fee if you instruct them and are fully regulated by the SRA who regulate all conveyancing solicitors in Downe. In making use of search facility on this website, you can contrast costs for conveyancing solicitors in Downe and beyond.
In my capacity as executor for the estate of my uncle I am disposing of a house in Newport but live in Downe. My lawyer (based 260 miles from meneeds me to sign a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing lawyer in Downe to attest and place their company stamp on the document?
strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are Downe based
I am tempted by the attractive purchase price for a two maisonettes in Downe which have in the region of 50 years unexpired on the lease term. Should I regard a short lease as a deal breaker?
There is no doubt about it. A leasehold apartment in Downe is a wasting asset as a result of the reducing lease term. The nearer the lease gets to its expiry date, the more it adversely affects the value of the property. The majority of buyers and lenders, leases with less than 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 Downe conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending 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 own a garden flat in Downe. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the premium payable for a lease extension?
Absolutely. We are happy to put you in touch with a Downe conveyancing firm who can help.
An example of a Lease Extension decision for a Downe property is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case was in relation to 1 flat. The unexpired term was 50.57 years.
As a leasehold owner I am on the hook for a service charge for my ground floor flat in Downe. As a result of poor financial planning I fell behind with remittance. I negotiated a payment schedule but there remains three thousand pounds outstanding as of today.
I want to sell and I am nervous that this could hold me back if I have to discharge the amount due in advance. Do I have to settle before - is this possible?
The lawyer dealing with your Downe sale should be able to negotiate with the appropriate parties, and agree with them whether or not they would accept payment out of the completion monies. Here is an example of why it is advisable to choose a conveyancing practitioner in Downe as they are likely to enjoy an established relationship with the parties.