We were about to choose a conveyancing solicitor in Colyers listed on your site but have come across some other quotes via the web look less expensive – why is this?

There are hundreds of conveyancing organisations offering at first sight what seems to be extremely cheap conveyancing in Colyers. Our recommendation is to think long and hard as to how important this transaction is to you that want to take 'cheap' risks over the quality of the legal work. Some embed additional charges well inside the terms of engagement. The law firms that we put forward for conveyancing in Colyers will notdo this.

What happens if my lawyer’s firm is suspended from the Kent Reliance Solicitor panel ahead of completing my conveyancing in Colyers?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

I am looking into buying my first house which is in Colyers and I am already nervous. I couldn't find anything specific about Colyers. Conveyancing will be needed in due course but do you know about the Colyers area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Colyers. In the meantime here are some basic statistics that we found

I am hoping to put an offer on a small detached house that appears to meet my requirements, at a reasonable price which is making it more attractive. I have since discovered that the title is leasehold rather than freehold. I am assuming that there are issues buying a house with a leasehold title in Colyers. Conveyancing lawyers have are soon to be appointed. Will they explain the issues?

Most houses in Colyers are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can help the conveyancing process. it is apparent that you are buying in Colyers in which case you should be shopping around for a Colyers conveyancing solicitor and be sure that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as requiring the landlord’sconsent to carry out changes to the property. You may also be required to pay a service charge towards the upkeep of the estate where the property is part of an estate. Your conveyancer will appraise you on the various issues.

I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a Colyers conveyancing firm to help?

Where there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to make a decision on the amount due.

An example of a Lease Extension case for a Colyers residence 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 remaining number of years on the lease was 76 years.

I am an executor of my recently deceased aunt’s Will, with a bungalow in Colyers which is to be marketed. The bungalow has never been registered at HMLR and I'm advised that many buyers solicitors will insist that it is in place before they'll proceed. What's the mechanism for this?

In the circumstances you refer to it seems advisable to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.