Why would I instruct a Downe conveyancing practice given that online conveyancers are easier on the wallet?
Its a good idea to compare conveyancing costs in Downe and you should seek a reasonable quote but don’t waste your energy hunting for the lowest priced Downe conveyancer. Identifying the right conveyancer can mark the difference between a smooth and a frustrating move. You need to ensure that you have expert advice from a trusted conveyancer. An e-mail can never be as helpful as a phone discussion and are no substitute for a face to face meeting. The firms that we work with will appoint you a qualified and trusted conveyancing solicitor who can deal with your conveyancing from beginning to end, providing a level of continuity that you rarely receive from an online conveyancer. He or She will contact you regularly to update you on progress and keep you informed. Should you need to contact the firm you will be sure who to ask for and we'll ensure you're not left wondering what's going on.
is it true that all Downe conveyancing solicitors on the Skipton conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Skipton approved list of solicitors they would need to be overseen by the SRA. Some banks do allow licenced conveyancers on their panel in which case such firms would be overseen by the CLC.
We were going to get a DIP from Santander this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Downe solicitors on the Santander conveyancing panel, or is it better to go independently?
You will need to appoint Downe solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
My offer was accepted on a house in Downe on 1/3/2024, valuation was booked five days later, received a clean bill of health. Solicitor instructed, so all that was missing was my mortgage offer. Having made daily calls to UBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the UBS conveyancing panel. Are UBS entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Over the last few months I have been searching for a flat up to £235,500 and found one close by in Downe I like with open areas and railway links nearby, however it's only got 52 years unexpired on the lease. I can't really find anything else in Downe for this price, so just wondered if I would be making a mistake buying a short lease?
Should you need a mortgage that many years will likely be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you can ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this.
Should I choose a Downe conveyancing lawyer who is local to the property I am buying? An old friend can conduct the conveyancing but his firm is located 300kilometers away.
The benefit of a local Downe conveyancing practice is that you can attend the office to sign paperwork, present your ID and apply pressure on them if necessary. They will also have local knowledge which is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and in the main were content that must surpass using an unfamiliar Downe conveyancing lawyer solely due to them being round the corner.
I am looking at a couple of apartments in Downe which have about forty five years unexpired on the lease term. Should I regard a short lease as a deal breaker?
There are no two ways about it. A leasehold apartment in Downe is a deteriorating 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 premises. The majority of purchasers and banks, leases with less than 75 years become less and less marketable. 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. 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 the agreed 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.
Having spent years of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Downe. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most definitely. We can put you in touch with a Downe conveyancing firm who can help.
An example of a Lease Extension decision 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 lease term was 50.57 years.