We are purchasing a 1 bedroom apartment in Beacon Hill with a mortgage. We like our Beacon Hill conveyancer, however the mortgage company says she’s not on their "panel". It appears that we have little choice but to instruct one of the lender panel solicitors or keep our Beacon Hill property lawyer and pay for one of their panel lawyers to act for them. We feel that this is inequitable; are we not able to demand that the lender use our Beacon Hill conveyancing practitioner ?
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.
Would the conveyancing lawyers listed on your site handle right to buy conveyancing in Beacon Hill?
We have identified a variety of conveyancing specialists who can service right to buy conveyancing Please e-mail the lawyers listed with a view to secure a costs calculation.
My aunt pointed out to me me that in purchasing a property in Beacon Hill there could be various restrictions affecting the ability to carry out external changes to the property. Is this right?
There are 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.
How can we know in advance if a Beacon Hill conveyancing solicitor on the Yorkshire BS panel is any good?
When it comes to conveyancing in Beacon Hill obtaining recommendations is a good start. 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 suggest that you speak with the solicitor handling your transaction.
The formalities of my remortgage has taken place for my property in Beacon Hill. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out very quickly. 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.
My colleague recommended that if I am purchasing in Beacon Hill I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually 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 House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data regarding Beacon Hill.
My husband and I are FTB’s - agreed a price, but the property agent advised that the seller will only proceed if we use their preferred lawyers as they want an ‘expedited deal’. My instinct tells me that we should use a family solicitor used to conveyancing in Beacon Hill
It is unlikely the vendors are behind this. If they desire ‘a quick sale', turning down a motivated purchaser is not the way to achieve this. Speak to the owners direct and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)however you are going to instruct your own,trusted Beacon Hill conveyancing firm - rather thanthe ones that will earn the estate agent a referral fee or hit his conveyancing thresholds demanded by head office.
I own a leasehold house in Beacon Hill. Conveyancing and Nottingham Building Society mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1993. The conveyancing solicitor in Beacon Hill who acted for me is not around. Do I pay?
The first thing you should do is contact the Land Registry to make sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. You do not need to instruct a Beacon Hill conveyancing firm to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Beacon Hill Leasehold Conveyancing - Sample of Questions you should consider Prior to Purchasing
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Plenty Beacon Hill leasehold flats will be liable to pay a service bill for maintenance of the block levied by the management company. Should you acquire the flat you will have to meet this charge, normally quarterly throughout the year. This could differ from a couple of hundred pounds to thousands of pounds for blocks with lifts and large common areas. In all probability there will be a ground rent for you to pay yearly, this is usually not a significant amount, say around £50-£100 but you need to check it because sometimes it can be many hundreds of pounds. For many Beacon Hill leaseholds the cost for major works tend not to be included within service charges, albeit that some managing agents in Beacon Hill ask leasehold owners to contribute towards a sinking fund and this is used to offset against larger repairs or maintenance. Be sure to investigate if there is anything that is prohibited in the lease. By way of example it is very common in Beacon Hill leases that pets are not permitted in certain buildings in Beacon Hill. If you love the apartmentin Beacon Hill however your dog is not allowed to make the move with you then you have a very difficult decision.