When scouring moneysavingexpert.com for a recommended solicitor in Sevenoaks, most say that I should use a CQS kitemarked lawyer. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home moving process, trusted by some of the UK's biggest banks. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). The scheme does not cover licenced conveyancers. Sevenoaks is one of the many areas in England and Wales where there are Accredited lawyers.
Are there restrictive covenants that are commonly identified during conveyancing in Sevenoaks?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Sevenoaks. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Sevenoaks differ for newly converted properties?
Most buyers of new build residence in Sevenoaks come to us having been asked by the seller to exchange contracts and commit to the purchase even before the property is built. This is because house builders in Sevenoaks usually 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 conveyancers 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 used to new build conveyancing in Sevenoaks or who has acted in the same development.
In what way does the Landlord & Tenant Act 1954 affect my business offices in Sevenoaks and how can your lawyers assist?
The 1954 Act provides protection to business tenants, giving them the legal entitlement to make a request to court for a new tenancy and remain in occupation when the lease comes to an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Sevenoaks is one of the numerous locations in which the firms we work with have offices
Estate agents have just been given the go-ahead to market my 2 bed apartment in Sevenoaks. Conveyancing has not commenced, but I have just received a quarterly service charge invoice – what should I do?
Your conveyancing lawyer is likely to suggest that you should clear the invoice as usual because all ground rent and service payments should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Sevenoaks Leasehold Conveyancing - Examples of Queries Prior to buying
The majority of Sevenoaks leasehold properties will incur a service bill for the upkeep of the block levied on behalf of the freeholder. Where you buy the property you will have to pay this liability, usually periodically during the year. This may differ from a couple of hundred pounds to thousands of pounds for bigger purpose-built blocks. There will also be a ground rent for you to pay annual, ordinarily this is not a significant figure, say about £50-£100 but you need to check as sometimes it could be many hundreds of pounds. Are any of leasehold owners in arrears of their service charge liability? Where a Sevenoaks lease has no more than 80 years it will affect the value of the apartment. It is worth checking with your mortgage company that they are willing to to proceed given the lease term. Leases with less than 80 years remaining means that you will most likely require a lease extension at some point and you need to have some idea of what this will be. Remember, in most cases you would be be obliged to have owned the residence for two years before you are entitled to carry out a lease extension.