I have given 2 months notice to my existing landlord and must be out of my rented apartment in Biggin Hill by 8/4/2020. Conveyancing for my house purchase is progressing. Can I complete in 4 weeks as don't want to have to move into short term accommodation?
It is unwise to serve notice for your lease until your lawyer suggests that you should. If you have not previously done so, contact to your lawyer and urge them to they apply pressure on the owners lawyers, try to a target completion date that everyone will work towards
We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would prefer to appoint a Biggin Hill based conveyancing firm?
Do check but the chances are that appoint one of their panel conveyancers where you want the "fee-free" offer. Speak to the lender and ask if they make available a monetary alternative. Some mortgage companies have previously offered a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor in Biggin Hill.
When it comes to lenders such as RBS, do Biggin Hill lawyers face an annual charge to be on the conveyancing panel?
We are not aware of any mortgage company fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
Two weeks ago we had a mortgage agreed in principle with Nationwide. Biggin Hill conveyancing lawyers have been appointed. How long does it take for Nationwide to send the offer to the solicitor?
There is no definitive answer here. Have Nationwide completed the valuation? Have you advised Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I currently have a mortgage with HSBC for my property in Biggin Hill. Conveyancing was finalised 12 months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform HSBC?
HSBC must be informed of your intention prior to letting out your property as this is likely to be a breach of HSBC’s mortgage conditions. In many cases banks or building societies will allow you to rent 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 HSBC directly. It should not be necessary to do this via a HSBC conveyancing panel firm.
A relative advised me that where I am purchasing in Biggin Hill I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally quoted for as part of the standard Biggin Hill conveyancing searches. It is not a small report of about 40 pages, listing and setting out significant information about Biggin Hill around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Biggin Hill Education with maps and statistics, Local Amenities and other useful information regarding Biggin Hill.
Over the last few months I have been searching for a flat up to £195,000 and found one round the corner in Biggin Hill I like with a park and transport links in the vicinity, however it only has 61 remaining years left on the lease. I can't really find anything else in Biggin Hill for this price, so just wondered if I would be making a grave error acquiring a short lease?
If you need a mortgage the shortness of the lease may be problematic. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you may ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this.
Given that I will soon spend hundreds of thousands of pounds on a two bedroom apartment in Biggin Hill I would like to talk to a solicitor concerning thehouse move in advance of giving the go ahead to the firm. Can this be arranged?
We could not agree more - we would be happy to talk to you we do not take any clients on without you speaking to the conveyancer who will be conducting your conveyancing in Biggin Hill.There is no ‘factory style conveyancing’ - every client is an important person, not a matter reference. The practices that we put you in touch with believe that the figure you are quoted for your conveyancing in Biggin Hill should be the amount on the final invoice that you are charged.
