My family lawyer has quoted £1200 for no sale no fee conveyancing in Biggin Hill. I am hoping to sell a newly refurbished property for £275,000. Are the quoted fees excessive? Is it above the norm for conveyancing in Biggin Hill?
The estimate does seem marginally overpriced. If you shop around you might reduce the fees slightly by as much as a hundred pounds. On the other hand, you maycome to rue choosing an an unknown conveyancer. If is important to enquire that the solicitor can also act for your mortgage company. Do employ our comparison tool to choose a Biggin Hill conveyancing practice on the banks approved list of lawyers which can often include conveyancing solicitors in Biggin Hill.
I am purchasing a property and require a conveyancing solicitor in Biggin Hill who is on the Virgin Money solicitor. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Virgin Money in certain locations such as Biggin Hill. We dont recommend any particular firm.
When it comes to mortgage companies such as Coventry BS, do Biggin Hill conveyancers incur an annual charge to be on the list of approved solicitors?
We are unaware of any lender fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I have a mortgage with Co-operative for my property in Biggin Hill. Conveyancing was finalised months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Co-operative?
Your original mortgage agreement with Co-operative will provide that you need their approval before renting your property as this is likely to be a breach of Co-operative’s mortgage conditions. It may be that Co-operative 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 Co-operative directly. It should not be necessary to do this via a Co-operative conveyancing panel lawyer.
The formalities of my remortgage has taken place for my property in Biggin Hill. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I'm buying a new build house in Biggin Hill with the aid of help to buy. The developers refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative told me not inform my solicitor about the extras as it could affect my loan with the lender. 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.
I today plan to offer on a house that appears to meet my requirements, at a great figure which is making it all the more appealing. I have subsequently been informed that it's a leasehold rather than freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Biggin Hill. Conveyancing lawyers have are soon to be appointed. Will they explain the issues?
The majority of houses in Biggin Hill are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. We note that you are purchasing in Biggin Hill so you should seriously consider looking for a Biggin Hill conveyancing solicitor and check that they have experience in advising on leasehold houses. First you will need to check the number of years remaining. Being a tenant you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as requiring the freeholder’sconsent to conduct changes to the property. It may be necessary to pay a maintenance charge towards the maintenance of the communal areas where the property is located on an estate. Your conveyancer will report to you on the legal implications.
I own a second floor flat in Biggin Hill. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the sum due for a lease extension?
in cases where there is a missing landlord or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to judgment on the sum to be paid.
An example of a Lease Extension decision for a Biggin Hill 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 as at the valuation date was 50.57 years.
A loan offer from a mortgage company for the refinancing of my 2 bedroom maisonette is expected within the next few days. Can you recommend a low cost remortgage conveyancing law firm in Biggin Hill ?
You are on the wrong site if you are in need of a cheap conveyancing in Biggin Hill. Our aim is to provide excellent value conveyancing but we do not aim to advertise as being the cheapest. Resist the temptation to appoint brokers offering low cost conveyancing in Biggin Hill.In your best case scenario, in going for cheap conveyancing, you will get what you pay for and at worst you will end up being stung for additional fee and still not receive the service expected.