What advice do you have for searching for reasonably priced conveyancing in Bickley?
Option 1 is to ask the people you trust who they would recommend.
Option 2 is to search the internet for conveyancing in Bickley. Telephone a couple or more firms listed and request that they email you their conveyancing charges and discuss your needs with the solicitor who will oversee your conveyancing beforecommitting.
Third is to use this site to assist you in finding the right solicitors for you based on your unique expectations including location,speed, complexity and who your intended mortgage company is. Don't take the bait of ninety nine pound conveyancing in Bickley
I have been advised by my lawyer that defective lease insurance is necessary on my purchase. What is the level of cover for Bickley conveyancing?
The right level of defective lease indemnity insurance depends on your lender. It would differ for example between Accord Mortgages Ltd and The Royal Bank of Scotland. Conveyancing solicitors as opposed to members of the public take out such policies.
When it comes to mortgage companies such as Co-operative, do Bickley solicitors face an annual charge to be on the conveyancing panel?
We are not aware of any bank fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
I have a mortgage with Santander for my property in Bickley. Conveyancing has been completed months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Santander?
Your original mortgage agreement with Santander will provide that you need their approval in advance of renting your property as this is likely to be a breach of Santander’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. You need not do this via a Santander conveyancing panel firm.
I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Bickley is the location of the property. Is there any advice you can impart?
Flying freeholds in Bickley are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bickley you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bickley 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 property.
My husband and I are new on the property ladder - agreed a price, yet the estate agent advised that the owners will only go ahead if we appoint their preferred lawyers as they are insisting on a ‘quick sale’. We would rather use a high street solicitor who is accustomed to conveyancing in Bickley
We suspect that the seller is not behind this request. If they desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is is going to put the whole deal at risk. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you are going to use your preferred Bickley conveyancing lawyers - not the ones that will earn their estate agent a commission or meet his conveyancing thresholds set by senior management.
Last February I purchased a leasehold property in Bickley. Do I have any liability for service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I am the registered owner of a basement flat in Bickley. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the amount due for a lease extension?
Where there is a absentee freeholder or if there is disagreement about the premium for a lease extension, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to calculate the price.
An example of a Lease Extension matter before the tribunal for a Bickley premises is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case affected 1 flat. The unexpired term was 50.57 years.
My husband and I are purchasing a four room bungalowin Bickley with a loan from a mortgage company. We have a lawyer in Bickley yet our bank says she’s not listed on their "panel". It seems we have little choice but to instruct one of the our bank panel solicitors or keep our Bickley conveyancer and incur the extra fees for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that our lender use our Bickley lawyer?
Unfortunately,no. The mortgage company home loan issued is subject to its terms and conditions, one of which will be that solicitors will on the bank's conveyancing panel. Until recently, most mortgage companies had large numbers of law firms on their panels, including most conveyancing solicitors in Bickley : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for your lender.