I require conveyancing for an apartment in a fairly new development (6 years built) in Avery Hill. 95% of the flats have already been sold. Do I need carry out the conveyancing searches as part of conveyancing in Avery Hill?

If you getting a mortgage, your lender will need some (many) of the searches so you'll have no choice. If not, then Avery Hill conveyancing searches are for you to decide upon. Your lawyer, will ’encourage’, perhaps in the strongest possible terms, that you should not go ahead without searches, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Avery Hill.

I am purchasing a new build house in Avery Hill benefiting from help to buy. The sellers refused to move on the price so I negotiated £7000 of extras instead. The estate agent advised me not to tell my solicitor about the deal as it may adversely affect my loan with Aldermore. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Is it simple use your search facility to choose a conveyancing solicitor in Avery Hill on the panel for my bank?

1st select a bank such as National Westminster Bank, Norwich and Peterborough Building Society or Alliance & Leicester then choose your preferred area a common one being Avery Hill. Conveyancing firms in Avery Hill and further afield will then be shown.

I've recently bought a leasehold flat in Avery Hill. Am I liable to pay service charges for periods before completion of my purchase?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

After years of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Avery Hill. Can we issue an application to the Residential Property Tribunal Service?

if there is a missing landlord or where there is disagreement about what the lease extension should cost, under the relevant statutes it is possible to make an application to the LVT to decide the premium.

An example of a Lease Extension case for a Avery Hill 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 was in relation to 1 flat.

A licensed conveyancer acted on my conveyancing in Avery Hill half a dozen years ago and was holding my deeds but has now closed – What steps do I now take to retreive these?

Title deeds, as such, are no longer appropriate for most homes in Avery Hill are archived digitally at Land Registry. Where you need to prove evidence of proprietorship or are selling or re-mortgaging your solicitor will need to obtain up to date copies of the register from the Land Registry in any case.

If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.