AssumingI were to buy a straightforward propertyin Orpington for cash and dispense with a survey and no local authority searches how much should I expect to have to pay for conveyancing in Orpington?
The only reduction in fees you would achieve is the costs for searches. Your conveyancing practitioner still be obliged to do everything else - money laundering, communicating with your vendors lawyer, stamp duty submission, register the property etc. You might save a bit for them not having to register a charge but it won't be significant.
We are planning on selling our property in Orpington and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A high street Orpington conveyancer would know this is not the case. For the life of me I don't know why the buyers used an online conveyancing firm rather than a conveyancing solicitor in Orpington. Having lived in Orpington for 5 years we know of no issue. Do we get in touch with our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You must 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 life insurance to cover that same illness)
It has been five months following my purchase conveyancing in Orpington concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Orpington differ for new build properties?
Most buyers of new build or newly converted property in Orpington come to us having been asked by the builder to sign contracts and commit to the purchase even before the property is ready to move into. This is because house builders in Orpington typically buy the land, 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 conveyancers 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 accustomed to new build conveyancing in Orpington or who has acted in the same development.
I am using a search engine for the term conveyancing in Orpington it reveals many conveyancerslocally. With so much choice what is the best way to find the right conveyancer for me?
The ideal way of finding a suitable conveyancer is via trusted testimonial, so enquire of friends and relatives who have bought a property in Orpington or a respected estate agent or financial adviser. Charges for conveyancing in Orpington vary, so it's advisable to obtain at least three fee calculations from varying types of law firms. Make sure that you know that the costs are assured not to escalate.