What is the first thing I need to know concerning purchase conveyancing in Downe?

Not many law firms shout this from the rooftops but conveyancing in Downe or throughout England and Wales is an adversarial experience. In other words, when it comes to conveyancing there exists an abundance of opportunity for friction between you and other parties involved in the transaction. For example, the vendor, selling agent and on occasion a lender. Selecting a lawyer for your conveyancing in Downe an important selection as your conveyancer is your adviser, and is the SOLE party in the process whose interest is to act in your legal interests and to protect you.

There is a distinct creep in the "blame" culture- someone has to be blamed for the process taking so long. We recommend that you must always trust your solicitor ahead of the other players in the home moving process.

I am looking for a ground for flat up to £235,500 and identified one round the corner in Downe I like with amenity areas and transport links in the vicinity, the downside is that it's only got 52 years on the lease. There is not much else in Downe suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you require a home loan the remaining unexpired lease term may be problematic. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this.

I am using a search engine for the words cheap conveyancing in Downe it shows results of numerous solicitorslocally. With so much choice what is the best way to find the suitable conveyancing solicitor for my move?

The best way of finding the right conveyancer is via personal testimonial, so enquire of colleagues and relatives who have bought a property in Downe or a reputable estate agent or mortgage broker. Fees for conveyancing in Downe differ, so it's a good idea to obtain a minimum of three costs illustrations from different solicitors. Be sure to secure confirmation what costs in the quote includes.

Can you provide any advice for leasehold conveyancing in Downe from the point of view of saving time on the sale process?

• A significant proportion of the delay in leasehold conveyancing in Downe can be avoided if you instruct lawyers the minute your agents start marketing the property and ask them to collate the leasehold documentation which will be required by the buyers’ conveyancers.
If you have the benefit of shareholding in the Management Company, you should make sure that you have the original share certificate. Organising a new share certificate can be a lengthy formality and slows down many a Downe home move. If a duplicate share is needed, do contact the company officers or managing agents (where applicable) for this as soon as possible. You believe that you know the number of years left on your lease but it would be advisable verify this via your solicitors. A buyer’s conveyancer will be unlikely to recommend their client to to exchange contracts if the lease term is under 80 years. In the circumstances it is essential at an early stage that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. If you have carried out any alterations to the property would they have required Landlord’s permission? Have you, for example installed wooden flooring? Downe leases often stipulate that internal structural changes or laying down wooden flooring necessitate a licence issued by the Landlord acquiescing to such changes. If you dont have the consents to hand you should not contact the landlord without checking with your solicitor in the first instance.

I am the leaseholder of a ground floor flat in Downe. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the premium due for a lease extension?

in cases where there is a absentee landlord or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to assess the sum to be paid.

An example of a Lease Extension case for a Downe flat 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 affected 1 flat. The unexpired term as at the valuation date was 50.57 years.

How much should conveyancing in Downe cost?

Almost all Downe conveyancing solicitors will agree to a set fee. In the event that extra work become due during the transaction your conveyancing practitioner is obliged advise you in writing of such additional fees for such work as soon as it becomes foreseeable. Some work on a no completion no charge basis, others will levy an bill for a fraction of the set costs, calculated based on the stage at which the transaction falls through.

We would recommend that you ask two or three conveyancers to send you a quotation.