My family solicitor has sent a quote for just over a thousand pound for leasehold conveyancing in Thornton Heath. I’m looking to sell a modern detached home for £275,000. Are the quoted fees excessive? Is it above the average fee for conveyancing in Thornton Heath?

The estimate does seem marginally overpriced. If you are willing to expend time comparing costs you could shave off some of the expense by perhaps £125. That being said, you maylive to regret opting for an an untested solicitor. Don't forget to be sure the firm can act for your bank. Do make use of our comparison tool to choose a Thornton Heath conveyancing practice on the banks conveyancing panel which can often include conveyancing solicitors in Thornton Heath.

How does conveyancing in Thornton Heath differ for new build properties?

Most buyers of new build residence in Thornton Heath approach us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because new home sellers in Thornton Heath usually purchase the real estate, 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 property lawyers 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 Thornton Heath or who has acted in the same development.

We're novice buyers - had an offer accepted, yet the property agent told us that the seller will only issue a contract if we instruct the agent's chosen conveyancers as they need an ‘expedited deal’. We would rather use a family conveyancer with experience of conveyancing in Thornton Heath

It is unlikely the owners are behind this. If they desire ‘a quick sale', taking such a hostile approach to a motivated buyer is likely to cause more damage than good. Contact the vendors directly and explain that (a)you are genuine purchasers (b)you are excited to move forward, with finances in place © you are unencumbered (d) you intend to proceed fast (e)but you will continue to instruct your own,trusted Thornton Heath conveyancing solicitors - not the ones that will earn the negotiator at the agency a commission or meet his conveyancing targets demanded by corporate headquarters.

I am attracted to a two flats in Thornton Heath both have about 50 years unexpired on the leases. Should I regard a short lease as a deal breaker?

There is no doubt about it. A leasehold apartment in Thornton Heath is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to zero years unexpired, the more it adversely affects the salability of the property. For most purchasers and mortgage companies, leases with under 75 years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Thornton Heath conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I am the registered owner of a garden flat in Thornton Heath. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the amount payable for the purchase of the freehold?

You certainly can. We are happy to put you in touch with a Thornton Heath conveyancing firm who can help.

An example of a Lease Extension case for a Thornton Heath residence is Ground Floor Flat 14 Lodge Road in October 2013. the tribunal held that the price payable for the acquisition of the extended lease of the property should be £12,590 .00 This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 69.46 years.

My in 2006. He has been married, widowed and in recent months got remarried. He now wants to the sell the Thornton Heath property. I suspect that he will simply be asked to provide a copy of his marriage certificates to the lawyer however he is concerned it could hold up the home move. Is it worth updating the title documents for the property?

You are not required to bring up to date the register on the basis that you have the proof needed to demonstrate how the change of name has come about.

Any purchaser’s conveyancer should check the land registry information and need evidence by way of proof of the name change e.g. marriage certificates.