Is the fact that my solicitor in Beckenham is not listed on my lender's conveyancing panel that there is a problem with the standard of her work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Beckenham conveyancing practice and enquire why they are no longer on the approved list for your lender.
Why is leasehold purchase conveyancing in Beckenham is more expensive?
Beckenham leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving applicable notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
How does conveyancing in Beckenham differ for new build properties?
Most buyers of new build residence in Beckenham come to us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is finished. This is because developers in Beckenham typically purchase the site, 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 conveyancing solicitors 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.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Beckenham is the location of the property. Can you shed any light on this issue?
Flying freeholds in Beckenham are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Beckenham you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Beckenham may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
We are one month into a freehold purchase having been referred to solicitors by the estate agent to carry out the conveyancing in Beckenham. We are not happy. Could you help me find new conveyancers?
They would have to be very bad to suggest replacing them. Has the mortgage offer been sent? In the event that it has you must inform them of the new lawyer and have the mortgage documents are re-issued. The solicitor ideally needs to be on the mortgage company panel to avoid escalating charges and complications. So that should be your starting point. The find a solicitor tool should help you find a bank approved solicitor for your conveyancing in Beckenham
I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Beckenham conveyancing firm to represent me?
if there is a missing landlord or if there is dispute about what the lease extension should cost, under the relevant legislation you can apply to the First-tier Tribunal (Property Chamber) to make a decision on the premium.
An example of a Freehold Enfranchisement matter before the tribunal 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 affected 2 flats. The number of years remaining on the existing lease(s) was 76.75 and 88.83.
What are the common defects that you encounter in leases for Beckenham properties?
Leasehold conveyancing in Beckenham is not unique. All leases are individual and drafting errors can result in certain provisions are wrong. The following missing provisions could result in a defective lease:
Service charge per centages that don't add up correctly leaving a shortfall
A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, Chelsea Building Society, and Bank of Ireland all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the purchaser to withdraw.