Can the conveyancing lawyers listed on your site execute auction conveyancing in Biddenham?
We know of a few niche practitioners we can connect you with those conducting auction conveyancing. Biddenham is just one of the many locations where our lawyers are based.
I'm the sole recipient of my late mum's estate and I have everything in my name now, including the house in Biddenham. Conveyancing formalities meant that the Land Registry date was in February. I want to move. I understand that there is a CML 6 month 'rule', which means that my property ownership could be regarded the same way as if I'd bought the property in February. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. many lenders would take a pragmatic view as this provision is principally there to identify the purchase and immediately sell or the flipping of property.
We had appointed conveyancers locally in Biddenham on the RBS solicitor approved list. They are now charging me an additional sum for handling the RBS mortgage. Is this a supplemental conveyancing fee set by RBS?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your property lawyer may charge a fee for this. The charge is not set by RBS but by your Biddenham property lawyer. Plenty of firms on the RBS panel will quote an ‘acting for lender’ fee and others do not.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Biddenham solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Biddenham surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I used Stirling Law several years past for my conveyancing in Biddenham. Now, I need the documents however the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Biddenham of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
What makes your site different to alternative web based conveyancing solicitors for conveyancing in Biddenham?
At this site secure a conveyancing costs illustration via a Solicitor or Licensed Conveyancer that understands the issues of your conveyancing in Biddenham. As opposed to estate agents and many comparison sites we do not operate kick-back arrangements with solicitors. Some agents and online brokers 'recommend' solicitors that pays the most kickback, as opposed to the best value conveyancing in Biddenham
I've recently bought a leasehold property in Biddenham. Am I liable to pay 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. Strange as it may seem, 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).
Biddenham Leasehold Conveyancing - Sample of Questions you should ask before buying
Please note if it is no more than 80 years it will affect the marketability of the apartment. It is worth checking with your mortgage company that they are willing to to proceed given the lease term. A short lease means that you will almost definitely have to extend the lease sooner rather than later and it is worth discovering what this would cost. For most Biddenhamlease extensions you will need to own the premises for 24 months before you are eligible to exercise a lease extension. The answer will be helpful as a) areas can cause problems for the building as the common areas may begin to deteriorate where maintenance are not paid for b) if the tenants have an issue with the running of the building you will want to know about it
I have miscalculated my finances and am a few thousand pounds short a 10% deposit on my apartment purchase in Biddenham , but I am keen go ahead. What can I do?
You can agree a lower deposit. Most vendors will agree to a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last second