Having been referred to your organisation we were going to use a conveyancing solicitor in Beckenham listed using your search tool but have come across some other estimates on the internet appear cheaper – why is this?
You can find a variety of conveyancers advertising theoretically looks to be cut price. We would urge you to think twice about how important this transaction is to you that want to be penny wise pound foolish in relation to the standard of the legal work. Many of them accentuate a budget fee to catch your eye but bury extra charges in the fine print..
My Solicitor in Beckenham has never been on on the Godiva Mortgages Ltd Approved Panel. Can I still use my family solicitor even though they are not on the Godiva Mortgages Ltd panel?
Your options are as follows:
- Complete the purchase with your existing Beckenham lawyers but Godiva Mortgages Ltd will need to instruct a lawyer on their list of acceptable firms. This will inevitably rack up the total legal charges as well as result in frustration.
- Find a new lawyer to act in the purchase, obviously checking they are on the Godiva Mortgages Ltd panel
I can see plenty of information on this site concerning conveyancing in Beckenham but what is your top tip for appointing the right conveyancer in Beckenham
It would be unwise to be tempted by the lowest Beckenham conveyancing fees. You really do get what you pay 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 purchasing a victorian detached house in Beckenham. We would like to carry out an extension to the side at the house.Will legal due diligence on the property involve investigations to ascertain if these alterations were previously refused?
Your conveyancer will review the registered title as conveyancing in Beckenham will occasionally identify restrictions in the title deeds which restrict certain changes or need the permission of another owner. Some works need local authority planning consent and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these issues with a surveyor before you commit yourself to a purchase.
Bank of Ireland have agreed my home loan in principle, my bid on a house in Beckenham has been accepted, what are the next steps?
Your property agent will wish to be informed of your solicitor's details (make sure the conveyancing practitioners are on the bank’s panel). Telephone Bank of Ireland or your broker and finalise any relevant documentation. Bank of Ireland will appoint a valuer who will get in contact with the selling agent or owners to book a slot for the valuation to happen. Once conducted (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Bank of Ireland will issue the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Beckenham.
I purchased my home on 10 May and the transaction details is yet to be registered. Any reason for this? My conveyancing solicitor in Beckenham advises it would be recorded in a couple of weeks. Are titles in Beckenham uniquely lengthy to register?
As far as conveyancing in Beckenham is concerned, registration is no quicker or slower than anywhere else in the country. Rather than based on location, timescales can vary depending on the party submitting the application, whether there are errors and whether the Land registry communicate with any interested parties. As of today roughly three quarters of submission are fully dealt with within two weeks but some can be subject to extensive hold-ups. Registration is effected once the new owner is living at the premises therefore 'speed' is not typically top priority but if there is a degree of urgency associated with the registration then you or your solicitor must communicate with the Registry to express the reasoning for the application to be prioritised.
I opted to have a survey carried out on a property in Beckenham in advance of instructing conveyancers. I have been advised that there is a flying freehold aspect to the house. My surveyor has said that some lenders may refuse to grant a mortgage on this type of property.
It depends who your proposed lender is. HSBC has different instructions from Birmingham Midshires. Should you wish to call us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Beckenham. Conveyancing may be slightly more expensive based on your lender's requirements.
I've found a house that seems to be perfect, at a reasonable figure which is making it all the more appealing. I have just been informed that it's a leasehold rather than freehold. I would have thought that there are particular concerns buying a leasehold house in Beckenham. Conveyancing lawyers have are soon to be instructed. Will they explain the issues?
The majority of houses in Beckenham are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. It is clear that you are buying in Beckenham in which case you should be shopping around for a Beckenham conveyancing solicitor and be sure that they are used to transacting on leasehold houses. First you will need to check the unexpired lease term. As a lessee you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as obtaining the freeholder’spermission to carry out alterations. It may be necessary to pay a service charge towards the upkeep of the communal areas where the property is part of an estate. Your conveyancer will report to you on the legal implications.
I am the leaseholder of a a ground floor purpose built flat in Beckenham. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the sum payable for the purchase of the freehold?
if there is a missing freeholder or where there is dispute about the premium for a lease extension, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to judgment on the sum to be paid.
An example of a Freehold Enfranchisement case 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 unexpired term as at the valuation date was 76.75 and 88.83.