I require conveyancing for an apartment in a fairly new development (seven years built) in Sidcup. Almost all the properties have already been disposed of. Is it really necessary to order conveyancing searches for my conveyancing in Sidcup?

If you are buying a property with the assistance of a loan, your bank will need some (many) of the searches so you'll have no choice. If not, then Sidcup conveyancing searches are for you to decide upon. Your lawyer, will 'advise', perhaps strongly, that you should have the searches done, 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 insist that 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 Sidcup.

I purchased a freehold house in Sidcup but still invoiced for rent, why is this and what is this?

It is rare for properties in Sidcup and has limited impact for conveyancing in Sidcup 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 have existed for hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.

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

I just bought a house at auction in Sidcup. Conveyancing is necessary. What are my next steps?

Given that you are now exchanged you must find a conveyancing practitioner quickly as you now have a tight a fixed date to complete the deal. Every auction property will have a bespoke auction set of papers. This should include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the auction papers may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You need to give this to the lawyer working for you ASAP. You also need to ensure that you have funds in place to complete on the date specified in the contract.

My solicitor has informed me that missing deeds insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Sidcup?

The right level of missing deeds indemnity insurance should be dictated by who your lender. It would differ for example between Halifax and Leeds Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.

is it true that all Sidcup solicitor firms on the UBS conveyancing panel are regulated by the SRA?

As solicitors, in order to be on the UBS conveyancing panel they would need to be regulated by the SRA. Many lenders do list licenced conveyancers on their panel and in that case the practice would be overseen by the CLC.

I'm buying a new build house in Sidcup benefiting from help to buy. The sellers would not reduce the price so I negotiated 6k of fixtures and fittings instead. The sale representative suggested that I not reveal to my solicitor about this deal as it could impact my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Sidcup is the location of the property. What do you suggest?

Flying freeholds in Sidcup are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Sidcup you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sidcup may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.