I was referred a solicitor who has sent a quote for £1700 for freehold conveyancing in Beacontree Heath. I am looking to sell a Victorian house for £125,000. Are these conveyancing fees excessive? Is it in excess of the average fee for conveyancing in Beacontree Heath?
The charges are a bit high. If you shop around you might shave off some of the cost by say £125. On the other hand, you maycome to rue choosing an an unknown lawyer. Remember to enquire the conveyancer can also act for your lender. You can utilise our comparison tool to select a Beacontree Heath conveyancing firm on the banks conveyancing panel which can often include conveyancing solicitors in Beacontree Heath.
My grandfather passed away last year and as sole heir and executor I was left the property in Beacontree Heath. The house had a relatively small loan remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to UBS, pay off the mortgage. Is this possible?
Where you plan to refinance then UBS will require that you use a conveyancer on the UBS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your UBS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the UBS mortgage is registered as a charge at the Land Registry.
A colleague advised me that in purchasing a property in Beacontree Heath there could be a number of restrictions preventing external alterations to a property. Is this right?
There are a number of properties in Beacontree Heath which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Beacontree Heath should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Planning on purchasing a maisonette in Beacontree Heath. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Beacontree Heath lawyer is on the HSBC conveyancing panel.
Our sealed bid on a semi in Beacontree Heath has been agreed to, but there is a chain. The owners have put an offer on a flat, but it’s not yet tied up, and have viewings of other properties in the pipeline. I have chosen a high street conveyancing solicitor in Beacontree Heath. What do I do now? At what stage do I apply for the mortgage with Santander?
It is usual to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of £1k, then valuation, Beacontree Heath conveyancing search fees, etc). First, you should ensure that your solicitor is on the Santander approved list. Regarding the next phase this very much depends on the circumstances of your transaction, motivation for this property and on the state of the market. During a rising market some buyers will apply for the mortgage with Santander and pay for the valuation and only if it comes back ok would they ask their property lawyer to move forward with searches.
Hoping to buy a property located in Beacontree Heath and I am already nervous. I couldn't find anything specific about Beacontree Heath. Conveyancing will be needed in due course but do you know about the Beacontree Heath area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Beacontree Heath. In the meantime here are some basic statistics that we found
My fiance and I may need to rent out our Beacontree Heath garden flat temporarily due to a career opportunity. We used a Beacontree Heath conveyancing practice in 2001 but they have since shut and we did not have the foresight to get any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
A lease dictates relations between the landlord and you the flat owner; in particular, it will indicate if subletting is banned, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Beacontree Heath do not prevent strict prohibition on subletting – such a clause would undoubtedly devalue the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.
I own a first floor flat in Beacontree Heath. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the premium payable for the purchase of the freehold?
Most certainly. We can put you in touch with a Beacontree Heath conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Beacontree Heath flat is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case affected 1 flat. The unexpired lease term was 61.36 years.
My father-in-law mentioned that when choosing a conveyancing lawyer they must be approved by your bank. This is my first home move but I have an offer in principle via Nat West Bank and I already have a bricks and morter conveyancing solicitor in Beacontree Heath at the ready. Can Halifax require an approved conveyancer to be instructed? If so, where can I find that list so I can choose a conveyancing lawyer in Beacontree Heath?
You need to choose a solicitor that is on the Halifax panel. The simplest thing to do is ring your preferred Beacontree Heath conveyancing lawyer and ask if they are on the Halifax panel. If they are not on the panel you have a couple of alternatives open to you here:
- Complete the deal with your existing Beacontree Heath conveyancing practitioner but Halifax will no doubt instruct a solicitor from their conveyancing panel. This will result in additional charges and potential frustration.
- Get a new conveyancing practitioner to conduct the conveyancing, obviously checking they are on the Halifax conveyancing panel.
- Appeal to your conveyancer to apply to join the bank panel.