Should lawyers request money up-front when it comes to conveyancing in Swanley?

If you are buying a property in Swanley your lawyer will request that you put them with funds to cover the search fees. Ordinarily this is asked for to cover the fees of the conveyancing searches. If any down payment is payable against the total price then this will be needed immediately in advance of contracts are exchanged. The closing balance that is due should be transferred a few days prior to the day of completion.

My uncle passed away 10 months ago and as sole heir and executor I was left the house in Swanley. The house had a small mortgage left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to , pay off the mortgage. Is this allowed?

Where you intend to re-mortgage then will require that you use a conveyancer on the conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the mortgage is registered as a charge at the Land Registry.

I am intent on selling our house in Swanley and according to the buyers it appears that there is a risk of it being built on contaminated land. Any local conveyancer would know this is not the case. It does beg the question why the buyers used an online conveyancing firm as opposed to a conveyancing solicitor in Swanley. Having lived in Swanley for 5 years we know of no issue. Is it a good idea to contact our local Authority to seek clarification that the buyers are looking for.

It would appear that you have a conveyancing solicitor already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

The estate agent has sent us the confirmation of our purchase of a new build flat in Swanley. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Swanley

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are architect prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

Planning to complete next month on a leasehold property in Swanley. Conveyancing lawyers assured me that they are sending me a report on Monday. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Swanley should include some of the following:

Details of the parties to the lease, e.g. these could be the tennant, head lessor, freeholder What options are available to the landlord where you have violated the provisions of the lease? You must be advised what counts as a Nuisance in the lease Where does the liability rest to repair and maintain the building. It is essential that you know which party is responsible the repair and maintenance of all parts of the block and communal areas Do you need to have carpet in the flat or are you allowed wood flooring?

For details of the information to be included in your report on your leasehold property in Swanley please ask your lawyer in ahead of your conveyancing in Swanley.

I invested in buying a 1 bedroom flat in Swanley, conveyancing having been completed in 1995. 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? Similar flats in Swanley with over 90 years remaining are worth £165,000. The ground rent is £45 charged once a year. The lease finishes on 21st October 50

With just 50 years remaining on your lease we estimate the premium for your lease extension to span between £36,100 and £41,800 plus costs.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.