Find a Lender-Approved Local Conveyancer in Becontree Heath

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Selecting the right solicitor is the most important decision when it comes to your Becontree Heath conveyancing

Reasons to use our Becontree Heath conveyancing solicitors

  • 1 The mark of a good conveyancing solicitor in Becontree Heath is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by national chain estate agents) sometimes falls short of the high standards of professionalism you would hope for.
  • 2 Cut price packages from online conveyancers might be tempting. However, these firms are often located hundreds of miles away with little appreciation of the factors that affect property transactions in Becontree Heath
  • 3 Regardless alternative sites tell you it just might be important to pop into your lawyer to execute contracts. There are various parties with engaged in a homemove without having to include the postman into the equation.
  • 4 On the balance of probabilities the other side’s lawyers are located in Becontree Heath - if so both parties are likely to have worked on conveyancing matters in the past
  • 5 Solicitors accustomed to conveyancing in Becontree Heath regularly deal withlocal issues peculiar to Becontree Heath and therefore you may benefit from better advice and faster conveyancing.

Examples of recent conveyancing in Becontree Heath since February 2024*

Recently asked questions about conveyancing in Becontree Heath

My partner and I are looking to purchase a flat in Becontree Heath and have instructed a Becontree Heath conveyancing firm. Within the last couple of days our conveyancer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Birmingham Midshires have this afternoon contacted us to advise us that they have now hit a problem as our Becontree Heath conveyancer is not on their conveyancing panel. Is this a problem?

If you are buying a property with the assistance of a mortgage it is normal for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Becontree Heath solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.

My partner and I are acquiring a newly built apartment in Becontree Heath and my solicitor is informing me that she has to the mortgage company to reveal incentives from the seller. I am nearing the developer’s deadline to sign contracts and I don't want to prolong deal. Is my lawyer right?

You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

is it true that all Becontree Heath solicitors on the Barclays conveyancing panel are regulated by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Barclays conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Many mortgage companies do permit licenced conveyancers on their panel in which case such practice would be regulated by the Council of Licensed Conveyancers.

We previously instructed conveyancing lawyers based in Becontree Heath on the Virgin Money solicitor approved list. They have just invoiced me a further sum for handling the Virgin Money mortgage. Is this a supplemental conveyancing fee set by Virgin Money?

Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your property lawyer may charge a fee for this. This charge is not set by Virgin Money but by your Becontree Heath solicitor. Plenty of firms on the Virgin Money panel will quote ’dealing with mortgage’ fee but some firms incorporate it on their overall fee.

I have decided to exercise my right to buy my property in Becontree Heath off the council. I have a mortgage offer with Yorkshire BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.

Various web forums that I have frequented warn that are the primary reason for stalling in Becontree Heath house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of delays during the legal transfer of property. Local searches are unlikely to be the root cause of delay in conveyancing in Becontree Heath.

I'm purchasing my first flat in Becontree Heath with a loan from Godiva Mortgages Ltd. The sellers would not reduce the price so I negotiated 6k of additionals instead. The estate agent advised me not inform my solicitor about the extras as it may impact my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am tempted by the attractive purchase price for a two flats in Becontree Heath which have approximately forty five years left on the lease term. Will this present a problem?

There is no doubt about it. A leasehold apartment in Becontree Heath is a wasting asset as a result of the reducing lease term. The nearer the lease gets to zero years unexpired, the more it reduces the value of the property. For most purchasers and lenders, leases with less than eighty years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Becontree Heath conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Becontree Heath conveyancing firm to help?

Absolutely. We are happy to put you in touch with a Becontree Heath conveyancing firm who can help.

An example of a Lease Extension decision for a Becontree Heath flat is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case affected 1 flat. The remaining number of years on the lease was 61.36 years.

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Commercial Conveyancing solicitors in Becontree Heath regulated by the SRA

The firms listed below are a non-comprehensive list of solicitors in Becontree Heath specialising in commercial conveyancing in Becontree Heath. This will likely include advice on buying and selling small and large scale commercial property and agricultural land
  • Patricks Solicitors Limited, 157 High Road, Chadwell Heath, Romford, Essex, RM6 6NL
  • Meadows & Moran, 153-159 South Street, Romford, Essex, RM1 1PL
  • Symons Gay & Leland Llp, 91a South Street, Romford, Essex, RM1 1PA
  • Kenneth Elliott & Rowe, Enterprise House, 18 Eastern Road, Romford, Essex, RM1 3PJ
  • Mullis & Peake Llp, 8-10 Eastern Road, Romford, Essex, RM1 3PJ

Residential Licensed Conveyancers in Becontree Heath regulated by the Council of Licensed Conveyancers

Please be aware that the listed conveyancers do not limit their work for conveyancing in Becontree Heath but also conveyancing throughout England and Wales.
  • Suriya & Douglas, Suite B, 7th Floor, Charter House, IG1 1UF

Planning law solicitors in Becontree Heath regulated by the Solicitors Regulation Authority

The list below is a small selection of solicitors in Becontree Heath practicing in planning law. The solicitors can give expert legal advice on all aspects of planning, including compulsory purchases in Becontree Heath
  • Kenneth Elliott & Rowe, Enterprise House, 18 Eastern Road, Romford, Essex, RM1 3PJ
  • Kenneth Elliott And Rowe Llp, Enterprise House, 18 Eastern Road, Romford, Essex, RM1 3PJ
  • Mccorry Connolly Solicitors, 8 Holgate Court, 4 -10 Western Road, Romford, Essex, RM1 3JS
  • Gh Cornish Llp, First Floor, 34-36 High Street, Barkingside, Essex, IG6 2DQ
  • Abdullah Solicitors, 56 Mansfield Road, Ilford, Essex, IG1 3BD

Neighboring Locations

Chadwell Heath
Romford
Becontree Heath
Rush Green
Becontree
Dagenham
Beacontree Heath

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.