Me and my partner are buying a 1 bedroom flat in Beacon Hill with a mortgage. We like our Beacon Hill lawyer, however the mortgage company says she’s not on their "panel". It seems we have no option but to instruct one of the lender panel solicitors or keep our Beacon Hill conveyancer as well as pay for one of their panel ones to represent them. This seems very unfair; can we not require that the bank use our Beacon Hill conveyancer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Beacon Hill conveyancing solicitor to apply to be on the conveyancing panel.
My colleague recommended that if I am buying in Beacon Hill I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally included in the estimate for your Beacon Hill conveyancing searches. It is a large report of about 40 pages, listing and detailing important information about Beacon Hill around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data about Beacon Hill.
I opted to have a survey completed on a property in Beacon Hill in advance of instructing solicitors. I have been told that there is a flying freehold overhang to the property. My surveyor has said that some mortgage companies will refuse to issue a mortgage on a flying freehold house.
It depends who your proposed lender is. Lloyds has different requirements from Halifax. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Beacon Hill. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Beacon Hill to see if the conveyancing will be more expensive.
In what way does the Landlord & Tenant Act 1954 impact my commercial premises in Beacon Hill and how can you help?
The particular law that you refer to affords a safeguard to business tenants, giving them the legal entitlement to make a request to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Beacon Hill is one of our numerous areas of the UK in which our lawyers are based
I need to appoint a conveyancing solicitor for residential conveyancing in Beacon Hill. I've chance upon a site which seems to have the perfect offering If it is possible to get all this stuff completed via email that would be ideal. Do I need to be wary? What should out be looking out for?
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?
When it comes to my conveyancing in Beacon Hill should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Beacon Hill conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the property lawyer's time in submitting the funds this way.