We went with a New Beckenham based firm for our conveyancing in New Beckenham last week. Reviewing the Terms I seewe are responsible for fees even if the movefalls through. Should I ditch them and instruct a web based lawyer promoting no completion no cost conveyancing in New Beckenham?
Generally there is a compromise along the lines that if "No Completion No Fee" is available then the conveyancing charges will generally be uplifted to counteract the transactions that fail to complete. Do bear in mind that these arrangements tend not to protect you from outlay for example New Beckenham conveyancing search costs.
Why do I have to pay up front for my conveyancing in New Beckenham?
Where you are retaining lawyers for conveyancing in New Beckenham your solicitor will request that you to provide them with monies to cover the search fees. This will be the total of the cost of the Local Authority Search. When the down payment is as part of the sale price then this should be required immediately before exchange of contracts. Any further balance that is needed should be transferred a few days prior to the day of completion.
I own a terraced Victorian house in New Beckenham. Conveyancing solicitor acted for me and TSB. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold under the exact same address. I'd like to know for sure, how can I find out??
You need to read 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in New Beckenham and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with your conveyancing lawyer who carried out the work.
I'm purchasing a new build house in New Beckenham with a mortgage from Platform Home Loans Ltd. The sellers refused to budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent advised me not inform my lawyer about the extras as it could impact my mortgage 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.
Am I best advised to use a New Beckenham conveyancing practitioner who is local to the property I am purchasing? An old friend can execute the conveyancing but they are based a couple of hundredmiles drive away.
The benefit of a high street New Beckenham conveyancing practice is that you can drop in to execute paperwork, present your ID and apply pressure on them if necessary. Having local New Beckenham know how is a bonus. That being said it's more important to get someone that will pull out all the stops for you. If other friends have used your friend and they were happy that must trump using an unknown New Beckenham conveyancing solicitor just because they are New Beckenham based.
I today plan to offer on a house that seems to tick a lot of boxes, at a great price which is making it more attractive. I have since discovered that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in New Beckenham. Conveyancing advisers have are soon to be appointed. Will my lawyers set out the risks of buying a leasehold house in New Beckenham ?
The majority of houses in New Beckenham are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. It is clear that you are buying in New Beckenham so you should seriously consider looking for a New Beckenham conveyancing solicitor and check that they are used to advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a leaseholder you will not be at liberty to do whatever you want with the house. The lease will likely included provisions such as obtaining the freeholder’sconsent to carry out alterations. It may be necessary to pay a contribution towards the maintenance of the communal areas where the house is located on an estate. Your conveyancer should report to you on the legal implications.
I am the proprietor of a two-bedroom flat in New Beckenham. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the amount payable for the purchase of the freehold?
in cases where there is a missing freeholder or if there is disagreement about the premium for a lease extension, under the relevant legislation you can apply to the First-tier Tribunal (Property Chamber) to decide the sum to be paid.
An example of a Freehold Enfranchisement matter before the tribunal 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 was 76.75 and 88.83.