I require conveyancing for an apartment in a fairly new development (five years old) in New Beckenham. The vast majority the appartments are already disposed of. Is it strictly necessary to order local searches as part of conveyancing in New Beckenham?
Conveyancing Searches are a vital link in the New Beckenham conveyancing process. There are a large number of companies who offer New Beckenham conveyancing searches, as well straight from the local authority. These are usually referred to as personal search companies and they produce, not surprisingly, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must obtain their data from the local authority.
My stepmother informed me that in purchasing a property in New Beckenham there could be a number of restrictions prohibiting external alterations to a property. Is this right?
We are aware of a number of properties in New Beckenham which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in New Beckenham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have been told by my conveyancer that defective lease insurance is needed on my purchase. What is the level of cover for New Beckenham conveyancing?
The appropriate level of defective lease indemnity insurance depends on your lender. It would differ for example between Birmingham Midshires and Leeds Building Society. Conveyancing practitioners as opposed to borrowers take out such insurances.
We were going to get a AIP from Skipton this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Skipton recommend any New Beckenham solicitors on the Skipton conveyancing panel, or is it better to go independently?
You will need to appoint New Beckenham solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
I have been on the look out for a leasehold apartment up to £235,500 and found one close by in New Beckenham I like with open areas and station nearby, the downside is that it only has 51 years unexpired on the lease. I can't really find anything else in New Beckenham suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a home loan the remaining unexpired lease term will be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
How simple is it to use the search facility to locate a conveyancing lawyer in New Beckenham on the authorised to act for my mortgage?
First pick a lender such as Halifax, Norwich and Peterborough Building Society or Clydesdale then specify your location for instance New Beckenham. Conveyancing firms in New Beckenham and beyond will then be identified.
My brother has recommend that I instruct his conveyancing solicitors in New Beckenham. Should I use them?
There are no two ways about it it’s preferable to find a conveyancing solicitor is to have recommendations from friends or relatives who have actually experience in using the solicitor that you are are thinking of instructing.
There are only 68 years left on my lease in New Beckenham. I now want to get lease extension but my landlord is can not be found. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to prove that you have used your best endeavours to find the lessor. For most situations an enquiry agent would be useful to conduct investigations and prepare a report which can be accepted by the court as evidence that the landlord can not be located. It is advisable to get professional help from a solicitor both on investigating the landlord’s disappearance and the application to the County Court covering New Beckenham.
After years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in New Beckenham. Can we issue an application to the Residential Property Tribunal Service?
Where there is a absentee freeholder or if 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 assess the premium.
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 as at the valuation date was 76.75 and 88.83.