What is the first thing I need to know concerning purchase conveyancing in Orpington?

You may not hear this from too many lawyers but conveyancing in Orpington or throughout England and Wales is an adversarial process. Put another way, when it comes to conveyancing there is plenty of room for confrontation between you and other parties involved in the ownership transfer. E.g., the seller, selling agent and sometimes the bank. Appointing a solicitor for your conveyancing in Orpington is a critical decision as your conveyancer is your adviser, and is the ONLY party in the process whose role it is to protect your legal interests and to keep you safe.

There is a distinct creep of a "blame" culture- someone must be at fault for the process being so protracted. We recommend that you your first instinct should be to trust your lawyer ahead of the other parties in the conveyancing process.

I need some fast conveyancing in Orpington as I am under an ultimatum to sign on the dotted line within 2 weeks. A home loan is not required. Is it possible to decline from having conveyancing searches to save money and time?

If.Given you are are a cash buyer you have the choice not to do searches although no lawyer would suggest that you don't. With plenty of history conveyancing in Orpington the following are instances of what can appear and adversely affect the marketability of the property: Refused Planning Applications, Overdue Fees, Overdue Grants, Unadopted Roads,...

I acquired my house on 16 March and my personal details is yet to be registered. Should I be concerned? My conveyancing solicitor in Orpington said it would be concluded in less than a month. Are properties in Orpington particularly slow to register?

There is nothing unique when it comes to conveyancing in Orpington registration formalities. Rather than based on location, timescales can vary depending on who lodges the application, whether there are errors and whether the Land registry communicate with any interested persons or bodies. As of today approximately three quarters of such applications are fully dealt with in less than three weeks but occasionally there can be extensive hold-ups. Registration is effected once the purchaser has moved in to the property thus 'speed' is not usually top priority yet if there is a degree of urgency associated with the registration then you or your lawyers should communicate with the Registry to express the reasoning for the application to be prioritised.

My husband and I are 3 weeks into a freehold purchase having been recommend to a firm by the estate agent to execute conveyancing in Orpington. I am am extremely frustrated with the quality of service. Can you you assist me in finding new conveyancers?

They would need to be very bad in order to consider changing them. Has your loan offer been generated? If so you must make them aware of the new contact details and have the loan are issued to the new lawyers. Your new solicitor ideally should be on the banks panel to avoid escalating costs and complications. That should be your first question of the new solicitors. The search tool can help you find a lender approved conveyancer for your conveyancing in Orpington

I have recently realised that I have Sixty One years left on my lease in Orpington. I now want to get lease extension but my landlord is can not be found. What should I do?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to prove that you have used your best endeavours to locate the landlord. In some cases a specialist would be helpful to carry out a search and to produce a report to be used as evidence that the landlord is indeed missing. It is advisable to get professional help from a property lawyer both on proving the landlord’s disappearance and the vesting order request to the County Court covering Orpington.

I have had difficulty in trying to purchase the freehold in Orpington. Can the Leasehold Valuation Tribunal adjudicate on premiums?

in cases where there is a absentee landlord or if there is dispute about the premium for a lease extension, under the relevant legislation you can apply to the First-tier Tribunal (Property Chamber) to determine the price.

An example of a Lease Extension decision for a Orpington property is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case related to 1 flat. The number of years remaining on the existing lease(s) was 50.57 years.