I am acquiring a brand new flat in Beckenham and my conveyancer is advising me that she is duty bound to the lender to reveal incentives from the builder. I am under pressure to exchange and I have no desire to delay deal. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
We are looking to buy a flat and need a conveyancing solicitor in Beckenham who is on the Lloyds conveyancing panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in Beckenham.
I am helping my niece sell her property in Beckenham. Will the conveyancing solicitor arrange an energy performance certificate or do I organise this?
Following the demise of Home Information Packs, energy assessments was maintained a compulsory component of selling a property. An energy performance certificate must be to hand prior to the property being placed on the market. This is not a task that conveyancers normally arrange. Where you are instructing a Beckenham conveyancing practitioner they may help arrange energy performance certificates due to their relationships with long established local providers
We are getting a further advance on our mortgage from Kent Reliance as we intend to conduct renovations to our house in Beckenham. Do we need to appoint a bricks and mortar Beckenham solicitor on the Kent Reliance conveyancing panel to deal with the paperwork?
Kent Reliance don't usually appoint firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance panel.
I currently have a mortgage with Santander for my property in Beckenham. Conveyancing was finalised some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Santander?
Santander must be informed of your intention in advance of letting out your property as this is likely to be a breach of Santander’s mortgage conditions. It may be that Santander will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. It should not be necessary to do this via a Santander conveyancing panel firm.
Given that I am about to spend hundreds of thousands of pounds on a house in Beckenham I would like to have a conversation with the lawyer regarding thehome move prior to giving the go ahead to the firm. Can this be arranged?
We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor who will be carrying out your conveyancing in Beckenham.There is no ‘factory style conveyancing’ - every client is unique individual, not a file reference. The solicitors that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Beckenham should be the amount on the final invoice that you are charged.
Estate agents have just been given the go-ahead to market my ground floor apartment in Beckenham. Conveyancing is yet to be initiated, but I have recently received a yearly service charge demand – Do I pay up?
It best that you clear the maintenance contribution as usual given that all ground rent and service charges should be apportioned on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I own a first flat in Beckenham. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the sum due for a lease extension?
Most certainly. We can put you in touch with a Beckenham conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Beckenham flat is 26 Manor Road in July 2010. the Tribunal decided that price to be paid for the freehold was £12,420 This case related to 2 flats. The unexpired lease term was 76.75 and 88.83.
I am due to review estimates for conveyancing in Beckenham from various lawyer and decide on one. Should I get them to hold tight until I have found somewhere to purchase.
You should only get your lawyer to open a file and apply for searches after the sales memo has been issued by the estate agent especially as Beckenham conveyancing searches are costly.