Have just purchased a repossessed house at auction in Downe. Conveyancing is necessary. What happens now?

Given that you have now for in every practical sense signed on the dotted line you must appoint a conveyancing lawyer quickly as you will have a pending a fixed date to complete the conveyancing. Every auction property will have a corresponding auction set of papers. This will likely include evidence of title and search results. In the case of leasehold property the conveyancing papers may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to leasehold premises. You should hand this to the lawyer instructed by you ASAP. You also need to ensure that you have funds organised to complete on the on the contractual date .

This question may be naive but I am new to the home buying as FTB of a two bedroom flat in Downe. Do I pick up the keys to the house on the completion date from my conveyancer? If this is the case, I will appoint a local conveyancing solicitor in Downe?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the owner’s conveyancers, and once they have received this, you should be able to pick up the keys from the selling Agents and move into your new home. Usually this happens between 1 and 3pm.

Completion of my purchase has taken place for my property in Downe. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

Will commercial conveyancing searches reveal planned roadworks that could affect a commercial estate in Downe?

Its becoming the norm that commercial conveyancing solicitors in Downe will execute a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Downe. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Downe.

For every commercial conveyancing transaction in Downe it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Downe commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Downe.

My partner has suggested that I appoint his conveyancers in Downe. Do I follow his advice?

No doubt the best way to select a conveyancing practitioner is to seek guidance from friends or family who have actually experience in using the solicitor you're are thinking of instructing.

I wish to sublet my leasehold flat in Downe. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

Your lease dictates the relationship between the freeholder and you the leaseholder; specifically, it will set out if subletting is not allowed, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in Downe do not contain an absolute prevention of subletting – such a provision would undoubtedly devalue the flat. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.

My wife and I have hit a brick wall in trying to purchase the freehold in Downe. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Most definitely. We are happy to put you in touch with a Downe conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Downe premises 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 affected 1 flat. The unexpired term as at the valuation date was 50.57 years.

Would local authority permission be required to convert a single dwelling into a couple of appartments in Downe? This has been carried out to a property next door to a relative in Downe and was ignorant of the conversion until the works were complete.

Planning Consent yes. Building Reg Approval yes.