Can you vouch for a The Royal Bank of Scotland approved Biddenham conveyancing lawyer that can complete within a very limited time frame? Would it be better to use a local Biddenham conveyancer or a web based comparison site?

We can recommend some very good Biddenham conveyancing firms. You can also walk up the high street in Biddenham. Visit some well established law practices and request to speak with a conveyancing solicitor for a costs illustration. Explain your time frames together with the reasons and get a commitment on speed. Appoint the lawyer that you trust.

My grandfather passed away six months ago and as sole heir and executor I was left the house in Biddenham. The house had a relatively small loan left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to TSB, pay off the mortgage. Is this possible?

Given you plan to re-mortgage then TSB will insist on your using a conveyancer on the TSB conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your TSB conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the TSB mortgage is registered as a charge at the Land Registry.

Just had an offer accepted on a new build apartment in Biddenham. Conveyancing is necessary evil 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 selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Biddenham

Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

I was advised by a few selling agents in Biddenham to choose a solicitor on your site. Is there a financial incentive for Estate Agents to market your site ahead of alternative conveyancing organisations?

We refuse to make any financial incentive for sending work to this site. We thought it would be too underhand a fee as members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.

Last September I purchased a leasehold flat in Biddenham. Am I liable to pay service charges relating to a period prior to my ownership?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Biddenham Conveyancing for Leasehold Flats - A selection of Queries before Purchasing

The answer will be helpful as a) areas may result in problems for the block as the common areas may begin to deteriorate if services remain unpaid b) if the leaseholders have a dispute with the managing agents you will want to have all the details The majority of Biddenham leasehold properties will have a service charge for maintenance of the block levied on behalf of the freeholder. If you purchase the property you will have to meet this liability, normally periodically during the year. This could differ from two or three hundred pounds to thousands of pounds for buildings with lifts and large common areas. In all probability there will be a ground rent to be met yearly, normally this is not a significant amount, say approximately £25-£75 but you need to check it because sometimes it can be many hundreds of pounds. Does the lease contain onerous restrictions?