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Conveyancing in Orpington Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 21/10/17

Transport and public service information if you’re buying or selling residential property in Orpington -

By road: Orpington is served by the M25, A20, A21, A208, A223, A224 and A232. By rail: The nearest train station is Orpington. By air: Given the proximity of London, several airports are accessible from Orpington, including: London Biggin Hill Airport (6 miles), London Heliport (19), Redhill Aerodrome (23), London Gatwick Airport (26), Rochester Airport (27), London City Airport (29), London Southend Airport (39), and London Stansted Airport (50 miles).

Hospital: Princess Royal University, Farnborough Common, Orpington, BR6 8ND. Council: London Borough of Bromley (www.bromley.gov.uk).

Attractions: Crofton Roman Villa, Orpington War Memorial, Priory Gardens, Broxbourne Gardens, and Down House (Charles Darwin’s House).


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

Homeward Legal is highly experienced with both auction-buyers and -sellers at local and national auctions. It is not uncommon for hard-to-value homes (such as legally defective titles) to be purchased at auction, and these will need additional legal fact-finding. Homeward Legal therefore strongly advises that buyers at auction select an experienced property conveyancing lawyer before the auction, so there is time for a detailed review. After the auction day, your fully-briefed solicitor is then able to concentrate on getting through the conveyancing inside the usual 28-day timeframe as conventionally required by the terms and conditions of sale. For the best and clearest quote, why not try our quote calculator? Or, if you want to talk to someone, you could call our auction experts on 0800 038 6699.


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

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 have been registered by October 2013. A solicitor will be able to advise you as to whether a chancel search is necessary, and to recommend any suitable indemnity insurance. Church lands in Orpington where a chancel search may be necessary include:

  • Unity Church, Rye Crescent, Ramsden, Orpington, BR5 4NH
  • St. Barnabas’, Rushet Road, Orpington, BR5 2PU
  • St. Paul's, Crofton Road, Orpington, BR6 8JE

How is contaminated land in Orpington checked when buying?

A range of contaminants may seriously affect property, such as the proximity to landfill sites or nearby electrical substations. Your solicitor will order an environmental search as part of the conveyancing, which will offer more detail on the state of any contaminants in the area.


For a fast conveyancing process on the purchase of a £594,000 property in Orpington, what can we do to speed up our move?

Importantly, what is crucial to increasing the pace of conveyancing is the appointment of a highly proactive and experienced conveyancing solicitor, like the ones on our panels at Homeward Legal. When choosing a lawyer, you should ask the following:

  • Did you experience any delays when requesting a quote?
  • Are phone, fax and email their preferred methods of contact?
  • How soon will they order searches?

Try our quote calculator or call our waiting team on 0800 038 6699 for your fixed-fee quote.


Are charges for obtaining copies of building-regulation approval disbursements or fees?

Fees and disbursements ought to be clearly identified on a quote so that you know what you are paying for at any point. The costs for obtaining the copies of approval for building regulation are fees not disbursements, and should be included in the quote for your conveyancing. Homeward Legal offers a fixed-fee conveyancing service, so you will never be charged additional fees.


What kind of analysis in connection with the risk of flooding to properties in Orpington will the solicitor examine for a Victorian semi-detached house we are going to buy?

A property solicitor will conduct official conveyancing searches, which include historical flood-risk data for the Orpington area. Additionally, should the results of those searches reveal a significant level of risk, your Orpington conveyancing solicitor might possibly suggest a more detailed flood-risk search (e.g. Homecheck). This is a disbursement and will be charged to you at cost.


How do you determine Stamp Duty Land Tax rates? And what should we budget for a £361,000 property?

Stamp Duty depends principally on the purchase price and a few other factors, once it has gone over the trigger value of £125,000. Stamp duty will be £8,050 on a £361,000 residential property (correct April 2017).


Is it likely that we could be gazumped in buying a house in Orpington?

Gazumping describes the circumstance where an offer is initially accepted, and then rejected, by the owner, who selects a greater offer instead. Though being gazumped is uncommon when property prices are falling, there still remains a risk. In order to mitigate this, you should instruct a solicitor as soon as possible to reduce the chance of gazumping. To discuss your needs and to obtain your free, fixed-fee, ‘No Move, No Fee’-guaranteed quote, contact our team on 0800 038 6699.


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


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.


We are intending to buy a medieval barn conversion in the parish of Cowley. Is a chancel search necessary?


The conveyancing lawyer may suggest that a chancel search be ordered. In Orpington's much older areas, chancel repair has the potential to be charged on owners of a property where Parochial Church Councils (PCCs) have previously chosen not to do so.


Which Orpington mortgage lenders do you work with?


We work with all the major lenders providing financing to Orpington purchasers. Local mortgage lenders and brokers include Nationwide Building Society Branch, 198 High St, Orpington, BR6 0JN. Your solicitor should be able to deal with the particular enquiries and searches your lender requires.


What causes the conveyancing process to be so delayed?


Conveyancing could be obstructed. We work hard to diminish their burden wherever possible to do so. There are numerous reasons for delay, such as slow third parties such as landlords or managing agents.


In Orpington, is soil remediation of contaminated land an option?


Remediation of contaminated land in Orpington may be possible. A local specialist e.g. Acres Of Turf, 376 Court Rd, Orpington, BR6 9BX may be able to provide more detail.


Do I need to select the solicitors firm referred by my estate agent?


Agent recommendations are a commonplace route to find a solicitor. However, if the agent is paid a fee by the solicitor, there is a risk that an agent may choose the conveyancer who pays out the highest referral fee, not the most suitable for you.


How much is the council tax on a Forties terraced house in Orpington?


Almost always the conveyancer's title report should give the relevant Bromley council tax band. The latest tax charges for Orpington are set out in detail online at the Bromley local authority site. On 16/01/2013 rates are:

  • Band A - £865.00
  • Band B - £1,010.00
  • Band C - £1,154.00
  • Band D - £1,298.00
  • Band E - £1,586.00
  • Band F - £1,875.00
  • Band G - £2,163.00
  • Band H - £2,596.00