My brother and I have just acquired a house in Keston. We have noticed several problems with the property which we consider were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been conducted as part of conveyancing in Keston?
It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Keston. Conveyancing searches and due diligence initiated as part of the legal transfer of property are designed to help avoid problems. As part of the process, a seller fills in a questionnaire known as a SPIF. answers turns out to be misleading, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Keston.
In what way does my ID and proof of funds have anything to do with my conveyancing in Keston? Is this really necessary?
Keston conveyancing solicitors and indeed property lawyers accross the UK have a duty under money laundering regulations to verify the ID of any client with a view to ensure that clients are who they say they are.
Conveyancing clients will need to disclose two forms of certified ID; proof of identity (usually a Passport or Driving Licence) and evidence of address (usually a Bank Statement less than 3 months old).
Evidence of source of monies is also necessary under the money laundering laws as solicitors are obliged to check that the monies you are utilising to buy a property (be it the exchange deposit or the full purchase amount where you are buying mortgage free) has originated from a reputable source (such as an inheritance) rather than the fruits of illegitimate behaviour.
I require fast conveyancing in Keston as I am faced with an ultimatum to complete inside 2 weeks. A mortgage is not required. Is it possible to decline from having conveyancing searches to save money and time?
If.Given you are not taking a home loan you are at free not to have searches conducted although no law firm would recommend that you don't. Drawing on our experience of conveyancing in Keston the following are instances of issues that can crop up and adversely impact future mortgageability: Refused Planning Applications, Overdue Charges, Outstanding Grants, Railway Schemes,...
I am employed by a long established estate agency in Keston where we have witnessed a few flat sales derailed as a result of leases having less than 80 years remaining. I have received inconsistent advice from local Keston conveyancing firms. Can you confirm whether the seller of a flat can instigate the lease extension process for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I have had difficulty in trying to purchase the freehold in Keston. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Absolutely. We can put you in touch with a Keston conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Keston 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 was 50.57 years.
I have been recommended a conveyancing solicitor in Keston. I I would like to check if they are listed on the bank's approved list of lawyers. Could you assist?
You should call the conveyancer to enquire if they are on the bank's panel. Alternatively please get in touch with us and we can investigate and revert. Should the firm not be on the bank panel we can certainly arrange a quality conveyancing solicitor in Keston on the approved list for your mortgage company.