AssumingI was to acquire a simple residential propertyin Swanley mortgage fee and have no survey and no local authority searches how much should I expect to have to pay for conveyancing in Swanley?

Any savings you would gain would be limited to the disbursement for searches. A conveyancer is obliged to do the vast majority of work - money laundering, communicating with the sellers conveyancing practitioner, SDLT submission, register the property etc. You might save a bit for them not having to register a mortgage but it won't be a lot.

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

Having exchanged you must hire the services of a conveyancing practitioner soon as you are facing a fast approaching a drop dead date to complete the transaction. All auction property should have a corresponding auction pack. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the auction pack should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You should hand this to the lawyer instructed by you at the earliest opportunity. Do make sure that your finances are in order to complete the transaction on the set completion date.

We have a mortgage agreed in principle with Nottingham. Swanley conveyancing solicitors are selected. How long does it take for Nottingham to forward the offer to the conveyancer?

There is no definitive answer here. Have Nottingham done the valuation? Have you informed Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

We have agreed to purchase a house in Swanley. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender TSB be concerned?

Given that your lender is TSB your lawyer must check the formal instructions outlined in Section two of UK Finance Lenders’ Handbook for TSB. The Council of Mortgage Lenders’ Handbook stipulates minimum conditions for solar panel roof-space leases, and solicitors are required to report to TSB where a lease fails to satisfy these provisions. The provisions relate to the installation of panels on properties countrywide and is not limited to Swanley.

I need to retain a conveyancing solicitor for leasehold conveyancing in Swanley. I have land on a web site which seems to have the ideal offering If there is a chance to get all formalities completed via phone that would be ideal. Should I be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I am looking at a couple of flats in Swanley which have approximately 50 years left on the lease term. Should I regard a short lease as a deal breaker?

A lease is a legal document that entitles you to use the property for a period of time. As a lease gets shorter the value of the lease deteriorates and it becomes more expensive to acquire a lease extension. For this reason it is generally wise to increase the term of the lease. More often than not it is difficult to sell a property with a short lease because mortgage lenders less inclined to grant a loan on properties of this type. Lease extension can be a protracted process. We recommend you seek professional help from a conveyancer and surveyor with experience in this arena.

I am the leaseholder of a ground-floor 1950’s flat in Swanley. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the amount due for a lease extension?

Absolutely. We are happy to put you in touch with a Swanley conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Swanley property 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 related to 13 flats. The remaining number of years on the lease was 76 years.

Can you set examples of distinct advantages to using a high street solicitor in Swanley

Plenty of house movers in Swanley select a local solicitor so that they can visit just in case they have problems, and to collect documents without using the post.

There is a distinct benefit when selecting a conveyancing practitioner nearby to a premises you are purchasing, due to the in-depth knowledge of the region and potential local issues - but this is moot. Many conveyancers undertaking their communications through email and could be anywhere in the world.