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Conveyancing in Orpington Q & A's

Profile photo of Lorraine Imhoff

By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 22/07/17

Local key data:

Orpington's nearest station is Orpington. The closest airport to Orpington is London Biggin Hill Airport. Heathrow Terminals 1 2 3 Airport is 25 miles, London City Airport is 10 miles, London Heliport Airport is 14 miles, Gatwick South Terminal Airport is 19 miles, Gatwick North Terminal Airport is 19 miles, Heathrow Terminal 4 Airport is 24 miles, Northolt Jet Centre Airport is 25 miles, Rochester Airport is 18 miles and away.

The neighbouring hospital for Orpington is Orpington.

Q.

I need to find a discount conveyancing estimate in Orpington. What do we need to consider?

A.

Many property buyers and sellers seeking discount conveyancing are caught out by the lure of very low conveyancing rates. Many firms claim to offer so-called cheap conveyancing, but additional charges can pad your solicitor's invoice. Homeward Legal quotes are not estimates, and offer a clear statement of your legal fees for a standard conveyancing transaction.

Q.

How do you determine Stamp Duty Land Tax rates, and what should we budget for a £361000 property?

A.

Stamp Duty depends on the purchase price. Stamp duty will be £10830 on a £361000 residential property (correct March 2013).

Q.

In regards to the extensive flooding in the UK in April 2012 we are thinking that flood searches won't be sufficient?

A.

A competent Orpington property lawyer will suggest that you also get flood risk searches (Landmark search) if the first searches determine a any kind of Orpington flood risk.

For extra area background you could contact a future neighbour.

Q.

Should I get a chancel liability search? I am buying near a vicarage in Orpington.

A.

Where land in Orpington was once owned by a lay-rector, new owners of that property may be obliged to pay for upkeep of nearby church land. Following

the Land Registration Act 2002, interest over any affected land must be registered by October 2013. A solicitor will be able to advise as to whether a chancel search is necessary, and recommend suitable insurance. Church lands in Orpington where a chancel search may be necessary include Unity Church, Unity Church, Cray St Barnabas and St Paul's, Crofton.

Q.

What are the alternatives if we buy a converted flat in a Bromley planning authority conservation area ?

A.

An integral part of the legal process involves the ordering of searches of the local authority to find out conservation area status and the existence of consent for modifications. In the event that no appropriate permissions be available, the solicitor will inform you of the best alternative which can include getting covered by an indemnity insurance policy or requesting retrospective consent from Bromley local authority.

Q.

Does your firm specialise the conveyancing for auction properties in Orpington?

A.

Homeward Legal is highly experienced with auction buyers and sellers. It is not uncommon for hard to value homes such as legally defective titles are purchased at auction and these need additional fact-finding. Homeward Legal therefore strongly advise that buyers at auction select an experienced property conveyancing lawyer before the auction so there is time for a detailed review. Post auction day arrives a conveyancing solicitor will need to be able to concentrate on get through the conveyancing inside the usual 28 days as conventionally required by the terms and conditions of sale.

Q.

We are buying in Orpington on a new-build ex-industrial use land. Is the soil likely to be contaminated?

A.

Most top soils in Orpington have some degree of contamination, from industrial or agricultural. Other sources of contaminated land include water contaminants such as petrol.

Q.

Where do we uncover more information on the standard of Orpington and Orpington conservation areas?

A.

Conservation area matters for instance whether trees can be cut down, addition of PVC windows or street guard rails are presided over by the local authority (Bromley).

English Heritage have assembled details of the state of repair of conservation areas in Orpington and across England in addition to the vulnerability.

 
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