Me and my partner are about to exchange on the purchase of a house in Beddington but as a consequence of damage from the recent storms I have managed to agree compensation from the owner in the sum of £2k by way of a reduction in the price. This was going to be dealt with as part of amending the contract however RBS will not agree to this. Should they have been notified?
The conveyancing practitioner being on a RBS conveyancing panel is duty bound to inform RBS of any changes to the purchase price. If you prohibit your property lawyer to disclose the reduction to RBS then they would have to discontinue acting for you. In addition, RBS and you would have to appoint a new conveyancer for your conveyancing in Beddington.
How can we know in advance if a Beddington conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Beddington seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer carrying out your transaction.
We expect to receive a DIP from TSB this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do TSB recommend any Beddington solicitors on the TSB conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Beddington solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.
My wife and I are at the point of viewing apartments in Beddington and I am now considering a potential offer. Is it wise to have a property lawyer on ‘stand by’? I am planning to take a mortgage with Skipton.
You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. Given that you are obtaining a mortgage with Skipton, ask your prospective lawyers if they are on the Skipton conveyancing panel otherwise they can't do the mortgage legal work.
Despite weeks of looking the Title Certificate and documents to our house can not be found. The lawyers who dealt with the conveyancing in Beddington 5 years ago no longer exist. What do I do?
Gone are the days when you need to have the physical original deeds to prove you own the land or property, given that the Land Registry hold details of all registered land or property electronically.
I'm purchasing my first flat in Beddington with the aid of help to buy. The developers would not reduce the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent told me not to tell my conveyancer about this extras as it could put at risk my loan with Britannia. Should I keep quiet?.
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.
Due to the encouragement of my in-laws I had a survey completed on a property in Beddington ahead of retaining lawyers. I have been informed that there is a flying freehold overhang to the property. Our surveyor has said that some mortgage companies tend refuse to issue a mortgage on this type of home.
It varies from the lender to lender. Lloyds has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Beddington. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Beddington to see if the conveyancing will be more expensive.
If all goes to plan we aim to complete the disposal of our £225,000 maisonette in Beddington next week. The freeholder has quoted £360 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Beddington?
Beddington conveyancing on leasehold maisonettes ordinarily results in administration charges invoiced by landlords agents :
Completing conveyancing due diligence enquiries
Where consent is required before sale in Beddington
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Despite our best efforts, we have been unsuccessful in trying to purchase the freehold in Beddington. Can this matter be resolved via the Leasehold Valuation Tribunal?
in cases where there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to judgment on the amount due.
An example of a Lease Extension case for a Beddington property is Ground Floor Flat 14 Lodge Road in October 2013. the tribunal held that the price payable for the acquisition of the extended lease of the property should be £12,590 .00 This case affected 1 flat. The unexpired term was 69.46 years.