My wife and I are in the throws of looking at apartments in New Beckenham and I am now considering a potential offer. Should I already have a solicitor appointed at this stage? I intend to finance via a mortgage with TSB.
You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are taking out a mortgage with TSB, make sure you remember to check that your lawyer is on the TSB conveyancing panel.
Completion of my purchase has taken place for my property in New Beckenham. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Bank of Ireland have agreed my mortgage in principle, my offer on a house in New Beckenham has been agreed to, now what?
Your estate agent will want to know who your solicitors are (make sure the conveyancing practitioners are on the bank’s panel). Contact Bank of Ireland or your financial adviser and finish off any appropriate paperwork. Bank of Ireland will instruct a valuer who will get in contact with the estate agent or owners to book an appointment. Once carried out (assuming no problems) it takes on average ten days to receive the mortgage offer. Bank of Ireland will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in New Beckenham.
Various web forums that I have visited warn that are the main cause of stalling in New Beckenham conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not feature within the most frequent causes of hindrances during the legal transfer of property. Local searches are unlikely to feature in any delay in conveyancing in New Beckenham.
Over the last few months I have been searching for a flat up to £235,500 and identified one near me in New Beckenham I like with amenity areas and transport links in the vicinity, however it only has 51 years unexpired on the lease. I can't really find anything else in New Beckenham in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
If you need a home loan the shortness of the lease may be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.
In what way does the Landlord & Tenant Act 1954 affect my business offices in New Beckenham and how can your lawyers assist?
The particular law that you refer to provides security of tenure to commercial lessees, granting the dueness to make a request to court for a new lease and continue in occupation when the lease reaches an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and help with commercial conveyancing in New Beckenham
Having had my offer accepted I require leasehold conveyancing in New Beckenham. Before I set the wheels in motion I want to be sure as to the remaining lease term.
Assuming the lease is recorded at the land registry - and almost all are in New Beckenham - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I own a second floor flat in New Beckenham. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the amount payable for the purchase of the freehold?
Most certainly. We can put you in touch with a New Beckenham conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a New Beckenham premises is 26 Manor Road in July 2010. the Tribunal decided that price to be paid for the freehold was £12,420 This case affected 2 flats. The unexpired lease term was 76.75 and 88.83.
My parents cant seem to find their New Beckenham land registry title on the online search facility. They recall that back in the 70’s when they purchased the bungalow there were complications concerning the post code not being recognised in some systems.
Almost all residences in New Beckenham should be revealed. Have you tried a search to just the postcode. Usually it should mention all the houses and flats inside the postcode. Where registered it will show up with a title number. If they bought back in the 60’s it's conceivable it may be unrecorded. The property may still be revealed but with the title number shown 'na'. In this scenario you will need to locate the original title documentation which could be with your parent’s lender.