I plan on buying a ground floor flat in New Beckenham. My Conveyancer is not on the lender solicitor list. Am I still permitted to appoint my New Beckenham conveyancing solicitor notwithstanding that they are excluded from the bank panel?
You will need to use a solicitor to deal with the formalities when you require a mortgage to purchase your property. The conveyancing practitioner will conduct all the relevant legal checks on the property, make sure that you’re registered as proprietor and ensure that all the necessary mortgage paperwork is in order. One can instruct a New Beckenham conveyancing practitioner of your choosing. However, where the solicitor selected is not on the lender conveyancing panel supplemental charges will be incurred as separate legal representation will be need by the bank. Bank panel applications may be submitted, so where your conveyancer has not previously sought membership they should do so.
I am in a contract race with another prospective purchaser for a property in New Beckenham. What can I do to hasten the conveyancing process?
Where the seller is applying a tight deadline for your conveyancing we would recommend that your lawyer is familiar with the area as they will have local contacts and insight. It is even conceivable that they could have handled previoushomes in the same road. You would be best advised to use a New Beckenham conveyancing firm. Second, make sure that the conveyancing firm is on the lender panel. It is understood that 18% of New Beckenham conveyancing deals are delayed or derailed after discovering a buyer’s conveyancer was not on their banks member panel. This can often result in the legal process being delayed by an average of 21 days. It is said that this issue impacts in the region of 100,000 home sales every year. Many New Beckenham conveyancing firms can not represent certain lenders so do check as early as possible.
We are buying a apartment in New Beckenham. I might seem paranoid but how we can trust a lawyer? At some point we will need to send money into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I have decided to exercise my right to buy my property in New Beckenham off the council. I have a mortgage offer with Virgin Money. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.
Skipton have agreed my home loan in principle, my offer on a flat in New Beckenham has been accepted, what happens next?
The property agent will wish to know who your solicitors are (ensure that the property lawyers are on the bank’s panel). Call up Skipton or your broker and finish off any outstanding paperwork. Skipton will instruct a valuer who will get in touch with the estate agent or vendor to book a time for the valuation to happen. Once conducted (assuming no problems) it takes on average a week to get a mortgage offer. Skipton will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in New Beckenham.
Me and my brother purchased a semi-detached Victorian property in New Beckenham. Conveyancing practitioner acted for me and The Mortgage Works. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor 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 mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with your conveyancing lawyer who conducted the conveyancing.
I have just appointed agents to market my garden flat in New Beckenham. Conveyancing solicitors are to be appointed soon, but I have just received a half-yearly service charge invoice – Do I pay up?
The sensible thing to do is clear the maintenance contribution as usual given that all ground rent and maintenance payments will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a New Beckenham conveyancing firm to help?
Absolutely. We can put you in touch with a New Beckenham conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a New Beckenham property 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 lease term was 76.75 and 88.83.