I am buying a leasehold flat in Beacontree Heath. My property lawyer is not on the bank conveyancing panel. Is it possible for me to continue with my Beacontree Heath conveyancing solicitor notwithstanding that they are not on the bank panel of approved conveyancing solicitors?
Your options include
- Proceed with your chosen Beacontree Heath property lawyer but your bank will no doubt instruct a property lawyer on their approved list. This will result in additional fees and likely delay.
- Get a fresh solicitor to conduct the conveyancing, obviously checking they are on the mortgage company conveyancing panel.
- Appeal to your property lawyer to seek to join the mortgage company panel
We are about to complete buying a property in Beacontree Heath but as a consequence of damage from a small fire at the property I have was able negotiate compensation from the vendor in the sum of three thousand pounds in the form of a deduction in the price. I had intended this to be addressed as part of amending the contract but UBS are not allowing this. Should they have been notified?
Any lawyer that is on the UBS approved list is required to disclose to UBS of any amendments to the sale price. If you were to refuse your property lawyer to report the price change to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new conveyancing practitioner for your conveyancing in Beacontree Heath.
My wife and I are close to exchanging contracts on the sale of our property in Beacontree Heath and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. Any local conveyancer would know that there is no such problem. It does beg the question why the buyers are using a factory type conveyancing outfit as opposed to a conveyancing solicitor in Beacontree Heath. We have lived in Beacontree Heath for three years we know of no issue. Should we get in touch with our local Authority to obtain clarification that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
Are there restrictive covenants that are commonly picked up as part of conveyancing in Beacontree Heath?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Beacontree Heath. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I have been advised by a few property agents in Beacontree Heath to get a quote from a conveyancer using your seach tool. Is there a financial advantage for Estate Agents to offer your services over and above a competitor’s?
We don’t offer any commission for pointing buyers and sellers to this site. We found it would be just too difficult a fee as home movers will think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
I've found a house that seems to meet my requirements, at a great figure which is making it more attractive. I have just found out that it's a leasehold rather than freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Beacontree Heath. Conveyancing lawyers have are soon to be instructed. Will they explain the issues?
The majority of houses in Beacontree Heath are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. It is clear that you are buying in Beacontree Heath in which case you should be looking for a Beacontree Heath conveyancing practitioner and check that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. As a leaseholder you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example obtaining the freeholder’spermission to conduct changes to the property. It may be necessary to pay a contribution towards the maintenance of the estate where the property is part of an estate. Your conveyancer should appraise you on the various issues.
I have attempted and failed to negotiate with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Beacontree Heath conveyancing firm to act on my behalf?
You certainly can. We are happy to put you in touch with a Beacontree Heath conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Beacontree Heath flat is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case was in relation to 1 flat. The unexpired residue of the current lease was 61.36 years.