Please help. My New Beckenham solicitor is assuring me that he is legally obliged toconduct New Beckenham conveyancing searches asthe firm are on the HSBCsolicitor panel. Is this really necessary?
You have limited options available to you. As you are taking a home loan with a lender your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out New Beckenham conveyancing searches.
Are the BSA planning on creating a searchable register to to identify practices on the Norwich and Peterborough Building Society conveyancing panel for instance in New Beckenham?
We have not been informed any plans on the part of the BSA to promote such a tool.
My friend recommended that where I am buying in New Beckenham I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally included in the estimate for your New Beckenham conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about New Beckenham 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 demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful data regarding New Beckenham.
Is it simple use the search facility to find a conveyancing lawyer in New Beckenham on the panel for my mortgage?
1st select a mortgage company such as Lloyds TSB Bank, Barnsley Building Society or Britannia then choose your location for example New Beckenham. Conveyancing practices in New Beckenham and further afield will then be identified.
I today plan to offer on a house that appears to tick a lot of boxes, at a great figure which is making it more attractive. I have subsequently found out that it's a leasehold as opposed to freehold. I would have thought that there are issues buying a house with a leasehold title in New Beckenham. Conveyancing lawyers have are about to be instructed. Will they explain the issues?
The majority of houses in New Beckenham are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. It is clear that you are buying in New Beckenham in which case you should be shopping around for a New Beckenham conveyancing solicitor and check that they have experience in advising on leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as obtaining the freeholder’sconsent to carry out alterations. It may be necessary to pay a service charge towards the maintenance of the communal areas where the house is part of an estate. Your lawyer will report to you on the legal implications.
I am the proprietor of a a ground floor purpose built flat in New Beckenham. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the sum due for a lease extension?
Absolutely. We can put you in touch with a New Beckenham conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a New Beckenham premises is 26 Manor Road in July 2010. the Tribunal decided that price to be paid for the freehold was £12,420 This case affected 2 flats. The unexpired term as at the valuation date was 76.75 and 88.83.
My 20yr old son is just in the process of moving home, he had his mortgage in principle. After the seller agreed the offer on the house we telephoned the lender to go forward with his. We were shocked to discover that mortgage lenders do not accept all conveyancing practitioner, they must be on their panel, is this right?
Banks normally imposes restrictions either the type or the number of conveyancing firms on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any New Beckenham property lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.