It has come to my attention via my estate agent that my Beacon Hill the law firm I have appointed is not on the lender Solicitor panel. What can I do to check?
The first thing you need to do is to call your Beacon Hill conveyancer. You lawyer should inform you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
My stepmother advised me that in purchasing a property in Beacon Hill there may be a number of restrictions affecting the ability to carry out external changes to a property. Is this right?
We are aware of a number of properties in Beacon Hill which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Beacon Hill should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Can I be sure that the Beacon Hill conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Beacon Hill getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer conducting your transaction.
The formalities of my remortgage has taken place for my property in Beacon Hill. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
How does conveyancing in Beacon Hill differ for newly converted properties?
Most buyers of new build residence in Beacon Hill approach us having been asked by the seller to sign contracts and commit to the purchase even before the premises is built. This is because developers in Beacon Hill tend to 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 accustomed to new build conveyancing in Beacon Hill or who has acted in the same development.
I have been on the look out for a ground for flat up to £305k and identified one near me in Beacon Hill I like with amenity areas and station nearby, however it's only got 51 years on the lease. I can't really find anything else in Beacon Hill in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
Should you require a mortgage the shortness of the lease may be a potential deal breaker. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.
Is there anything unique about your site and other internet conveyancing brokers when it comes to conveyancing in Beacon Hill?
At this site get a fixed fee costs illustration via a Solicitor or Licensed Conveyancer that has a full understanding of the issues of your conveyancing in Beacon Hill. As opposed to estate agents and brokerage sites we are not in the business of charging firms a commission if you choose them for your conveyancing in Beacon Hill
Can you offer any advice when it comes to appointing a Beacon Hill conveyancing firm to deal with our lease extension?
When appointing a conveyancer for lease extension works (regardless if they are a Beacon Hill conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you make enquires with two or three firms including non Beacon Hill conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be useful:
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How many lease extensions has the firm conducted in Beacon Hill in the last 12 months? What are the costs for lease extension work?
Beacon Hill Conveyancing for Leasehold Flats - Sample of Questions you should consider before buying
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If a Beacon Hill lease has less than 80 years it will affect the value of the property. It is worth checking with your lender that they are content with residual term of the lease. Leases with less than 80 years remaining means that you will almost definitely require a lease extension sooner rather than later and you need to have some idea of what this would cost. Remember, in most cases you would need to own the residence for two years in order to be eligible to extend the lease. Be sure to enquire if there are any onerous restrictions in the lease. For instance some leases prohibit pets being permitted in in a block in Beacon Hill. If you like the apartmentin Beacon Hill but your cat is not allowed to live with you then you will be faced difficult decision.