I need some expedited conveyancing in Swanley as I am faced with an ultimatum to sign on the dotted line in less than 2 weeks. A home loan is not required. Is it possible to decline from having conveyancing searches to save fees and time?
As you are not obtaining a mortgage you are at free not to do searches although no lawyer would advise that you don't. With plenty of history conveyancing in Swanley the following are instances of what can be revealed and adversely affect market value: Refused Planning Applications, Outstanding Charges, Overdue Grants, Railway Schemes,...
Are there restrictive covenants that are commonly identified as part of conveyancing in Swanley?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Swanley. 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…’
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Swanley is where the house is located. Can you offer any advice?
Flying freeholds in Swanley are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Swanley you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Swanley may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
As co-executor for the will of my aunt I am disposing of a property in Neath but I am based in Swanley. My lawyer (who is 200 miles awayhas requested that I execute a statutory declaration before the transaction finalising. Could you suggest a conveyancing practitioner in Swanley who can attest this legal document for me?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are based in Swanley
Having checked my lease I have discovered that there are only 68 years left on my flat in Swanley. I now want to extend my lease but my landlord is absent. What options are available to me?
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 enable the lease to be extended by the Court. However, you will be required to prove that you or your lawyers have made all reasonable attempts to track down the lessor. In some cases an enquiry agent would be helpful to conduct investigations and prepare a report to be used as proof that the landlord is indeed missing. It is wise to seek advice from a conveyancer in relation to proving the landlord’s absence and the vesting order request to the County Court overseeing Swanley.
I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Swanley conveyancing firm to represent me?
in cases where there is a missing landlord or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to assess the sum to be paid.
An example of a Lease Extension decision for a Swanley flat is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case affected 13 flats. The unexpired lease term was 76 years.