My wife and I have recently appointed a conveyancing solicitor in Swanley. I I am struggling to find out whether they are on the TSB conveyancing panel. Could you or the lender confirm if they are on the panel?
You should phone your lawyer and enquire if they are on the lender panel. Otherwise you should call TSB who may be able to assist.
Will my conveyancer be raising questions regarding flooding as part of the conveyancing in Swanley.
Flooding is a growing risk for solicitors dealing with homes in Swanley. Plenty of people will acquire a house in Swanley, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Conveyancers are not qualified to give advice on flood risk, however there are a various searches that can be carried out by the buyer or on a buyer’s behalf which should figure out the risks in Swanley. The standard information given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the seller to discover whether the premises has suffered from flooding. If the property has been flooded in past and is not disclosed by the owner, then a purchaser could issue a claim for damages as a result of such an incorrect response. The purchaser’s conveyancers will also commission an environmental report. This should reveal whether there is any known flood risk. If so, more detailed investigations should be conducted.
I was advised by numerous estate agents in Swanley to select a property lawyer on your site. What’s the financial advantage for Estate Agents to market your lawyers over and above alternative conveyancing organisations?
We refuse to make any commission for pointing buyers and sellers in our direction. We thought it would be too underhand to pay a commission because members of the public would 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.
I own a leasehold flat in Swanley. Conveyancing and Accord Mortgages Ltd mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1995. The conveyancing solicitor in Swanley who acted for me is not around. Any advice?
The first thing you should do is contact the Land Registry to make sure that this person is in fact the new freeholder. There is no need to incur the fees of a Swanley conveyancing solicitor to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I am the proprietor of a basement flat in Swanley. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the premium payable for the purchase of the freehold?
Where there is a missing freeholder or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to determine the price payable.
An example of a Lease Extension matter before the tribunal for a Swanley property 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 was in relation to 13 flats. The unexpired lease term was 76 years.
Why do I have to supply my property lawyer with a list of items of ID before they can proceed with selling or buying a property in Swanley?
Swanley conveyancing practitioners are obliged by the Law Society, Solicitors Regulation Authority, the Land Registry and current AML legislation to certify that the have verified the identity of their clients. It is also sometimes a condition of your mortgage offer. In addition they have to complete various forms, particularly those relating to Land Tax and need to have information such as your full names, national insurance number and date of birth.