I am need of leasehold conveyancing for a flat in a relatively new development (6 years old) in Lewisham. Almost all the appartments have already been sold. Do I need carry out the local searches as part of conveyancing in Lewisham?
You are opening yourself up to an unnecessary risk in refusing to carrying out Lewisham conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would seriously advise in the strongest possible terms that you have them. Where speed and expenses are top of your issues you should consider with your lawyer about the possibility of search insurance
It is 10 years ago since I acquired my home in Lewisham. Conveyancing solicitors have just been retained on the sale but I am unable to locate the deeds. Will this cause complications?
You need not be too concerned. Firstly the deeds may be retained by your mortgage company or they could be in the possession of the solicitor who oversaw your purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Most conveyancing in Lewisham involves registered property but in the rare situation where your property is not registered it is more tricky but is resolvable.
I need to instruct a conveyancing solicitor for my conveyancing in Lewisham. I have discover a site which seems to have the ideal offering If it is possible to get all the legals done via email that would be ideal. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Last May I purchased a leasehold house in Lewisham. Do I have any liability for service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I am the leaseholder of a second floor flat in Lewisham. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the premium payable for a lease extension?
Where there is a absentee landlord or where there is dispute about the premium for a lease extension, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to calculate the amount due.
An example of a Lease Extension matter before the tribunal for a Lewisham residence is 73 Walerand Road in August 2012. the result of the findings of the Tribunal led to a premium to be paid for the extended lease in respect of Flat 73 in the sum of £10,040. The premium applicable in respect of Flat 85 was £5,710. This case was in relation to 2 flats. The number of years remaining on the existing lease(s) was 72 years.
What are the distinct advantages to instructing a local lawyer in Lewisham
Lots of house movers in Lewisham prefer a nearby high street property lawyer so that they can attend the lawyer’s offices in the event that they have problems, and to sign documents rather taking the chance in relying on the post.
There is a slight benefit when selecting a lawyer local to the property you are buying, due to the knowledge of the region and possible local issues - nevertheless this is debatable. Many conveyancers are now via email and could be anywhere in the world.