I am acquiring a house without a mortgage in Beckenham. I have lived for the previous 20 years in Beckenham. Conveyancing searches are a lot of money. Given that I have knowledge of the road and vicinity intimately should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a mortgage, then all but one or two of the Beckenham conveyancing searches are at your discretion. Your conveyancer will 'advise', no-doubt strongly, that you should have searches completed, but she is duty bound to take that path of encouragement . One thing to bear in mind; if you are likely to dispose of the house in the future, it could be of relevance to your prospective buyer what the searches disclose. There are plenty of instances where premises with no practical issues can still show up adverse search results. A good conveyancing solicitor in Beckenham will be able to give you some practical advice in this regard.
What happens if my lawyer’s firm is suspended from the Aldermore Solicitor panel ahead of completing my conveyancing in Beckenham?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
How does conveyancing in Beckenham differ for new build properties?
Most buyers of new build residence in Beckenham contact us having been asked by the developer to exchange contracts and commit to the purchase even before the house is ready to move into. This is because developers in Beckenham usually acquire 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 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 accustomed to new build conveyancing in Beckenham or who has acted in the same development.
I decided to have a survey done on a property in Beckenham prior to appointing solicitors. I have been told that there is a flying freehold aspect to the house. The surveyor has said that some lenders will refuse to give a mortgage on this type of property.
It depends who your proposed lender is. Lloyds has different requirements from Nationwide. Should you wish to telephone us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Beckenham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Beckenham to see if the conveyancing costs will increase in light of this.
I need to instruct a conveyancing lawyer in Beckenham for my purchase. Is there any facility to see a firm’s record with the legal regulator?
Anyone may find presented Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The SRA may recorded call for training requirements.
My brother mentioned that when choosing a conveyancing firm they must be approved by your mortgage company. It happens to be my first home move but I have an AIP from Halifax and I already have a high street conveyancing solicitor in Beckenham at the ready. Will Nat West Bank need an approved lawyer to be selected? Does a directory of panel firms even exist so I can pick a conveyancing solicitor in Beckenham?
You need to instruct a solicitor that is on the Nat West Bank panel. The first thing to do is ring your preferred Beckenham conveyancing lawyer to check if they are on the Nat West Bank panel. If they are not approved you have a couple of options open to you here:
- Complete the deal with your preferred Beckenham conveyancer but Nat West Bank will undoubtedly instruct a conveyancing practitioner from their approved list. The net result is additional charges together with probable interruption.
- Appoint a new conveyancer to conduct the conveyancing, not forgetting to check that they are on the Nat West Bank conveyancing panel.
- Appeal to your lawyer to apply to join the lender panel.