I am need of leasehold conveyancing for a flat in a relatively new development (five years built) in Selsdon. Almost all the flats are already disposed of. Is it strictly necessary to order neighbourhood searches for my conveyancing in Selsdon?
You are putting yourself at risk in failing carrying out Selsdon 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 mortgage free there is no legal necessity to have them, but we would absolutely advise in no uncertain terms that you have them. Where accelerating the process and cost are top of your issues you should discuss with your solicitor about the options such as indemnity insurance available to you
It is 10 years ago since I bought my house in Selsdon. Conveyancing solicitors have recently been retained on the sale but I can't locate my title documents. Is this a major issue?
Don’t worry too much. Firstly there is a chance that the deeds will be retained by your lender or they may be in the possession of the solicitor who oversaw the purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. Most conveyancing in Selsdon involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is not insurmountable.
What will a local search tell me regarding the house we're purchasing in Selsdon?
Selsdon conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company for instance Searchflow The local search is essential in every Selsdon conveyancing purchase; that is if you don’t want any nasty surprises after you move into your new home. The search should provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.
How does conveyancing in Selsdon differ for newly converted properties?
Most buyers of new build or newly converted property in Selsdon contact us having been asked by the builder to sign contracts and commit to the purchase even before the property is completed. This is because new home sellers in Selsdon typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Selsdon or who has acted in the same development.
I would like to rent out my leasehold apartment in Selsdon. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
Some leases for properties in Selsdon do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Selsdon conveyancing firm to help?
if 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 determine the premium.
An example of a Freehold Enfranchisement decision for a Selsdon premises is The Woodlands 95 Purley Park Road in April 2009. The Tribunals own valuation produced the figure of £37,912. This case was in relation to 6 flats. The number of years remaining on the existing lease(s) was 78.32 years.