I went with a high street solicitor for our conveyancing in Bearsted today. Going through the terms of engagement I seewe are liable for costs even where the conveyance does not complete. Should I ditch them and instruct an internet conveyancing brokerage promoting no-sale-no-fee conveyancing in Bearsted?

It is usually ‘give and take’ in that if "No Completion No Fee" is advertised then the conveyancing charges will generally be higher to neutralise the cases that abort. Dont forget that these offerings rarely protect you from disbursements such as Bearsted conveyancing search charges.

I just acquired a flat at auction in Bearsted. Conveyancing is needed. What is next?

Having legally bound yourself to purchase you now have to appoint a conveyancing solicitor soon as you will have a tight a fixed date to complete the deal. An auction property will ordinarily have a bespoke legal set of papers. This will likely include most,if not all of the documents that your lawyer requires. If you have purchased leasehold premises the conveyancing pack may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You need to give this to the lawyer instructed by you as soon as possible. Do make sure that your finances are in order to complete on the date specified in the contract.

is it true that all Bearsted solicitors on the HSBC conveyancing panel are regulated by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the HSBC conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Many lenders do allow licenced conveyancers on their panel in which case such organisation would be overseen by the Council of Licensed Conveyancers.

After months of negotiation I have agreed a price on a house in Bearsted. My mortgage broker recommended their conveyancers. I paid an upfront payment of £200. Not long after, the conveyancer contacted me sheepishly admitting that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Bearsted. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Bearsted

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are architect prepared. There must be mutual enforceability of lessee’s covenants.

I decided to have a survey completed on a property in Bearsted ahead of appointing conveyancers. I have been advised that there is a flying freehold aspect to the property. My surveyor advised that some lenders tend refuse to grant a mortgage on such a property.

It varies from the lender to lender. Santander has different requirements for example to Halifax. Should you wish to call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Bearsted. Conveyancing may be slightly more expensive based on your lender's requirements.

I've found a house that seems to be perfect, at a great price which is making it more attractive. I have subsequently been informed that it's a leasehold as opposed to freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Bearsted. Conveyancing advisers have not yet been instructed. Will my lawyers set out the risks of buying a leasehold house in Bearsted ?

The majority of houses in Bearsted are freehold rather than leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. it is apparent that you are purchasing in Bearsted so you should seriously consider shopping around for a Bearsted conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. First you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as requiring the freeholder’sconsent to conduct alterations. You may also be required to pay a maintenance charge towards the upkeep of the estate where the house is located on an estate. Your lawyer should advise you fully on all the issues.

Bearsted Leasehold Conveyancing - Sample of Queries Prior to buying

What prohibitions are contained in the Bearsted Lease? It would be prudent to enquire if there is anything that is prohibited in the lease. By way of example it is very common in Bearsted leases that pets are not permitted in in a block in Bearsted. If you like the flatin Bearsted yet your cat can’t make the move with you then you will be faced hard determination. Are there any major works on the horizon that could increase the service fees?