The Crayford conveyancing firm handling our Crayford conveyancing has spotted a discrepancy between the assumptions in the home valuation report and what is in the conveyancing documents. My solicitor says that he is duty bound to ensure that the bank is OK with this discrepancy and is content to go ahead. Is my lawyer’s approach right?

Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

I am the registered owner of a freehold property in Crayford but nevertheless invoiced for rent, why is this and what is this?

It is rare for properties in Crayford and has limited impact for conveyancing in Crayford but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges post 1977.

Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.

How does conveyancing in Crayford differ for new build properties?

Most buyers of new build residence in Crayford approach us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is finished. This is because developers in Crayford usually acquire 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 property lawyers 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 used to new build conveyancing in Crayford or who has acted in the same development.

In scouring the web for the term cheap conveyancing in Crayford it reveals many solicitorsin the area. How do I determine which is the right solicitor for purchase transaction?

The ideal method of choosing the right conveyancer is through a trusted recommendation, so seek the counsel of friends and those you trust who have acquired a property in Crayford or the reputable estate agent or financial adviser. Costs for conveyancing in Crayford vary, so it's sensible to request a minimum of four estimates from varying types of solicitors. Be sure to secure confirmation what costs in the quote includes.

All being well we will complete the disposal of our £250,000 flat in Crayford in 5 days. The landlords agents has quoted £336 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Crayford?

Crayford conveyancing on leasehold apartments nine out of ten times necessitates administration charges invoiced by landlords agents :

Addressing pre-contract questions Where consent is required before sale in Crayford Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Crayford leasehold property is £350. For Crayford conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply the information.

I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Crayford conveyancing firm to assist?

Where there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to calculate the amount due.

An example of a Lease Extension case for a Crayford residence 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 was in relation to 13 flats. The unexpired residue of the current lease was 76 years.