I have an AIP. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to instruct their panel solicitor as I would much rather appoint a high street conveyancing solicitor in Biggin Hill?
Do check but the chances are that allocate you one of their panel solicitors if you take up the "fee-free" offer. Contact the mortgage company and see if they offer you a monetary alternative. Some banks have previously offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near Biggin Hill.
Just had an offer accepted on a new build apartment in Biggin Hill. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Biggin Hill
Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are surveyor prepared. There must be mutual enforceability of lessee’s covenants.
I have been on the look out for a flat up to £245,000 and identified one round the corner in Biggin Hill I like with open areas and station nearby, the downside is that it only has 52 remaining years left on the lease. There is not much else in Biggin Hill suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you require a home loan that many years will be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this.
Should I be wary about 3rd parties that I am dealing with are recommending a web based conveyancing firm as opposed to a local Biggin Hill conveyancing practice?
As is the case with lots of professional services, often recommendations from family and friends can be extremely useful or valuable. But there are lots of parties with a vested interest in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies may suggest lawyers to choose. Sometimes these solicitors might be known to one of the organisations as one of the best in their field, but sometimes there exists a commercial relationship behind the recommendation. You are at liberty to choose your own conveyancer. You need to be aware that most banks operate an approved list of lawyers you have to use for the mortgage related work in your conveyancing.
My partner has suggested that I appoint his lawyers for conveyancing in Biggin Hill. Do I follow his recommendation?
Much as we are happy to recommend a Biggin Hill conveyancing lawyer the ideal way to choose a conveyancing practitioner is to seek referrals from friends or family who have experience in using the firm you're are thinking of instructing.
I bought a house in Biggin Hill last 20/5/2021 and to date it is still not registered with HM Land Registry. It was part of a new estate and my property lawyer told me that it can take twelve months to register. I have spoken with HM Land Registry directly and they say that the initial application was cancelled due to failure to reply to requisitions. What can I do?
It is your property lawyer that you must turn to here in order to satisfy any questions which have been raised as part of the registration formalities for your Biggin Hill property. Normal Biggin Hill conveyancing practice includes an undertaking on the part of the seller's conveyancer that they will assist in resolving any question raised by HMLR so it may be a case of seeking to enforce that undertaking if necessary.