Completed the sale of my flat in Beckenham last April yet the purchaser is calling every few hours to moan that their lawyer is waiting to hear from mylawyer. What should my lawyer have done now that I have sold?
Following your sale your solicitor should deliver the transfer deeds and all additional paperwork to the purchaser's conveyancer. If applicable, your conveyancer should also send confirmation that the legal charge in favour of the lender has been redeemed to the buyers lawyers. There is unlikely to be post completion formalities unique to conveyancing in Beckenham.
I am purchasing a semi-detached house in Beckenham. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Beckenham you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Beckenham.
I can see plenty of information on this site concerning conveyancing in Beckenham but what is your top tip for selecting the right conveyancer in Beckenham
It would be unwise to be seduced by the lowest Beckenham conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
I am assisting my sister sell her house in Beckenham. Will the conveyancer commission an EPC or should I organise this?
Following the demise of Home Information Packs, energy performance certificates was maintained a mandatory part of moving property. An energy assessment needs to be to hand before the property is marketed. This is not a task that lawyers normally arrange. If you are using a Beckenham conveyancing solicitor they may help arrange energy assessments due to their contacts with long established local accredited person
Two weeks ago we had a mortgage agreed in principle with Barclays. Beckenham conveyancing lawyers are instructed. How long does it take for Barclays to issue the offer to the solicitor?
Some lenders take longer than others. Have Barclays conducted the valuation? Have you advised Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
The deeds to our home are lost. The lawyers who dealt with the conveyancing in Beckenham 5 years ago have long since closed. What are my options?
These day there are duplicates made of almost everything, and your lawyer will know exactly where to look for all the relevant documentation so you can purchase or dispose of your property without a hitch. Where copies are not available, your solicitor may be able to arrange cover in the form of insurance or indemnities against future claims on your property.
How does conveyancing in Beckenham differ for newly converted properties?
Most buyers of new build property in Beckenham contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is constructed. This is because new home sellers in Beckenham typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Beckenham or who has acted in the same development.
Last March I purchased a leasehold house in Beckenham. Do I have any liability for service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Beckenham conveyancing firm to act on my behalf?
if there is a absentee landlord or where there is dispute about what the lease extension should cost, under the relevant legislation you can apply to the LVT to make a decision on the price.
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 was in relation to 2 flats. The number of years remaining on the existing lease(s) was 76.75 and 88.83.