Why would I use a Sidcup conveyancing company when web based conveyancers are more affordable?

Its a good idea to contrast conveyancing costs in Sidcup and you should seek a reasonable fee calculation but don’t become consumed with looking for the cheapest Sidcup conveyancer. Identifying the right conveyancer can be the difference between a smooth and a distressing house move. You need to ensure that you have expert guidance from a specialist lawyer. Emails can't be as helpful as a telephone conversation and are no substitute for a face to face appointment. The firms that we work with will find you a qualified and trusted conveyancing solicitor that will handle your conveyancing from beginning to end, providing a level of hand holding that you will never get with an web based conveyancer. Our lawyers will keep you updated on headway and keep you informed. If you ever need to phone the firm you will know who you need to speak to and they will be sure you're not left wondering what's going on.

What does my ID and proof of funds have anything to do with my conveyancing in Sidcup? Why is this being asked of me?

You are right in these requests have nothing to do with conveyancing in Sidcup. However these days you can not complete any conveyancing transaction in the absence submitting evidence of your identity. This usually takes the form of a either your passport or driving licence and a bank statement. Remember if you are supplying your driving licence as evidence of identification it must be both the paper section as well as the photo card part, one is not satisfactory in the absence of the other.

Proof of your source of monies is necessary under Money Laundering Regulations. Don’t be offended when when this is requested of you as your conveyancer will need to retain this information on file. Your Sidcup conveyancing lawyer will need to see evidence of proof of funds prior to accepting any money from you into their client account and they should also ask additional questions regarding the origin of funds.

My husband and I have arranged a further advance on our mortgage from Yorkshire BS as we want to conduct alterations to our property in Sidcup. Are we obliged to select a high street Sidcup solicitor on the Yorkshire BS conveyancing panel to handle the legals?

Yorkshire BS do not ordinarily require a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS panel.

I have today made my last payment due on my mortgage with Santander. I assume I don't need a Sidcup conveyancing practitioner on the Santander panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Santander has sent the Land Registry the discharge electronically, and
3. Santander has instructed the Land Registry to do so

I have decided to exercise my right to buy my property in Sidcup off the council. I have a mortgage offer with Skipton. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.

What does a local search tell me regarding the house I am buying in Sidcup?

Sidcup conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search company for instance PSG The local search plays a central part in many a Sidcup conveyancing purchase; that is if you don’t want any nasty surprises after you move into your property. The search should supply information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.

I work for a reputable estate agency in Sidcup where we have witnessed a number of leasehold sales put at risk due to leases having less than 80 years remaining. I have been given inconsistent advice from local Sidcup conveyancing firms. Can you confirm whether the owner of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Sidcup conveyancing firm to act on my behalf?

You certainly can. We can put you in touch with a Sidcup conveyancing firm who can help.

An example of a Lease Extension case for a Sidcup property is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case related to 1 flat.