I used Arc property Solicitors a few years past for my conveyancing in Beddington. Now, I need my documents however cannot find the solicitor. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Beddington of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

How does conveyancing in Beddington differ for newly converted properties?

Most buyers of new build premises in Beddington come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is constructed. This is because new home sellers in Beddington usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Beddington or who has acted in the same development.

I decided to have a survey carried out on a house in Beddington prior to retaining lawyers. I have been advised that there is a flying freehold aspect to the house. My surveyor has said that some mortgage companies tend not grant a loan on such a property.

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

I need to instruct a conveyancing solicitor for my conveyancing in Beddington. I happened to discover a web site which looks to be the ideal solution If it is possible to get all formalities done via phone that would be ideal. Should I be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Jane (my partner) and I may need to rent out our Beddington basement flat for a while due to taking a sabbatical. We instructed a Beddington conveyancing firm in 2001 but they have closed and we did not think at the time seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?

Your lease governs the relationship between the freeholder and you the leaseholder; in particular, it will set out if subletting is banned, or permitted but only subject to certain conditions. The rule is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in Beddington do not contain subletting altogether – such a provision would adversely affect the market value the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly supplying a copy of the tenancy agreement.

Following years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Beddington. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

if there is a missing landlord or if there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the LVT to make a decision on the price payable.

An example of a Lease Extension case for a Beddington premises is Ground Floor Flat 14 Lodge Road in October 2013. the tribunal held that the price payable for the acquisition of the extended lease of the property should be £12,590 .00 This case related to 1 flat. The number of years remaining on the existing lease(s) was 69.46 years.