Having sold my house in Royal Tunbridge Wells last May but our buyer keeps texting me to say her lawyer is waiting to hear from mysolicitor. What should have happened following completion?
After completion of your sale your lawyer is duty bound to deliver the transfer deeds and all supplemental paperwork to the buyer’s lawyers. Where relevant, your conveyancer must also send confirmation that the mortgage has been paid off to the buyers solicitors. There are no post completion steps unique to conveyancing in Royal Tunbridge Wells.
Will our lawyer be raising questions regarding flooding during the conveyancing in Royal Tunbridge Wells.
Flooding is a growing risk for lawyers specialising in conveyancing in Royal Tunbridge Wells. There are those who buy a house in Royal Tunbridge Wells, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to offer advice on flood risk, however there are a number of checks that can be initiated by the buyer or on a buyer’s behalf which should figure out the risks in Royal Tunbridge Wells. The conventional set of completed inquiry forms supplied to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a usual question of the owner to discover whether the property has suffered from flooding. In the event that the property has been flooded in past and is not notified by the vendor, then a buyer may commence a legal claim for losses stemming from an inaccurate reply. The buyer’s conveyancers will also commission an environmental report. This should disclose whether there is a recorded flood risk. If so, further investigations will need to be initiated.
I was pointed in your direction by numerous selling agents in Royal Tunbridge Wells to select a solicitor on your site. What’s the financial advantage for Estate Agents to offer your services ahead of another?
We don’t give any commission for sending work in our direction. We thought it would be too underhand a fee because a client could think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
There are only Fifty years unexpired on my flat in Royal Tunbridge Wells. I need to get lease extension but my freeholder is absent. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. However, you will be required to demonstrate that you or your lawyers have used your best endeavours to track down the landlord. For most situations a specialist would be useful to conduct investigations and prepare an expert document which can be accepted by the court as evidence that the landlord can not be located. It is wise to seek advice from a solicitor both on proving the landlord’s absence and the application to the County Court overseeing Royal Tunbridge Wells.
I am the registered owner of a 1st floor flat in Royal Tunbridge Wells, conveyancing formalities finalised in 2007. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Royal Tunbridge Wells with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ends on 21st October 2097
With just 78 years remaining on your lease we estimate the premium for your lease extension to span between £7,600 and £8,800 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.
For various reasons I cannot travel my Royal Tunbridge Wells conveyancing lawyers office to sign documents for conveyancing in Royal Tunbridge Wells – will this be an issue?
Not a problem. Royal Tunbridge Wells conveyancing lawyers can conduct conveyancing transactions for clients across the country. You are unlikely to be required to meet your lawyer in the flesh at a Royal Tunbridge Wells conveyancers office. Almost all property lawyer can handle all communications remotely from their Royal Tunbridge Wells office.