Having sold my house in Biggin Hill last February yet the purchaser is texting me to say their conveyancer needs to hear from mine. What are the post completion sale legalities now that I have sold?
After completion of your disposal your solicitor should deliver the transfer deeds and all of the paperwork to the purchaser's lawyers. If applicable, your lawyer should also send confirmation that the mortgage has been paid off to the purchasers solicitors. There are no post completion formalities unique to conveyancing in Biggin Hill.
I am buying a terraced house in Biggin Hill. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Biggin Hill you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Biggin Hill.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Biggin Hill?
Two types of professional can execute conveyancing in Biggin Hill namely licenced conveyancers or solicitors. The two can administer conveyancing services that you need to complete the disposal or acquisition of property. They are both required to execute Biggin Hill conveyancing on similar quality and guidelines so you may be sure that your conveyancing will be properly conducted and that all necessary procedures will be appropriately adhered to.
My wife and I buying a victorian detached house in Biggin Hill. We would like to convert the garage to an office at the property.Will legal investigations on the property involve investigations to see if these works are prohibited?
Your conveyancer will check the deeds as conveyancing in Biggin Hill will sometimes reveal restrictions in the title documents which prohibit certain alterations or need the permission of a 3rd party. Certain extensions call for local authority planning permissions and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Biggin Hill building society branch on a couple of occasions and was told it does not impact the mortgage offer and they would lend. My Biggin Hill conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend based on their published requirements. I simply don't know who is right.
Provided that the conveyancer is on the mortgage company approved list, she or he must adhere to the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
My wife and I purchased a terraced Victorian property in Biggin Hill. Conveyancing lawyer acted for me and Britannia. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold with the exact same address. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Biggin Hill and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with your conveyancing solicitor who carried out the work.
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a simple, chain free conveyancing. Biggin Hill is the location of the property. Is there any advice you can impart?
Flying freeholds in Biggin Hill are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Biggin Hill you must be sure that your lawyer goes 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 Biggin Hill 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.
Frank (my husband) and I may need to sub-let our Biggin Hill basement flat for a while due to a career opportunity. We instructed a Biggin Hill conveyancing practice in 2004 but they have since shut and we did not think at the time seek any guidance as to whether the lease permits subletting. How do we find out?
A small minority of properties in Biggin Hill do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Biggin Hill conveyancing firm to act on my behalf?
Most definitely. We can put you in touch with a Biggin Hill conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Biggin Hill residence 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 remaining number of years on the lease was 50.57 years.