Do the conveyancing solicitors that you recommend execute auction conveyancing in Bearsted?
We know of a few auction practitioners we can connect you with those who can conduct auction conveyancing. Bearsted is one of our locations where our lawyers have a presence.
Forgive me if this question is silly but I am wet behind the ears as FTB of a garden flat in Bearsted. Do I receive the keys to the property on the completion date from my conveyancer? If so, I will appoint a High Street conveyancing solicitor in Bearsted?
On the day of completion you will not be required to attend the conveyancers office in Bearsted. Conveyancing lawyers for you will transfer the purchase money to the seller's lawyers, and once they have received this, you should be invited to collect the keys from the selling Agents and move into your new home. Usually this happens between 1 and 3pm.
A colleague pointed out to me me that in buying a property in Bearsted there may be a number of restrictions prohibiting external alterations to a property. Is this right?
We are aware of a number of properties in Bearsted which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Bearsted should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am currently in the process of buying my council flat in Bearsted. I have a mortgage offer with UBS. 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 UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
What does a local search reveal concerning the house we're purchasing in Bearsted?
Bearsted conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company for example PSG The local search is essential in every Bearsted conveyancing purchase; that is if you don’t want any nasty surprises after you move into your new home. The search should supply information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.
Are there restrictive covenants that are commonly picked up during conveyancing in Bearsted?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Bearsted. 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'm buying my first flat in Bearsted with a loan from Britannia. The builders refused to budge the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent told me not inform my conveyancer about this extras as it may jeopardize my mortgage with Britannia. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
We're FTB’s - agreed a price, but the estate agent told us that the seller will only move forward if we appoint their chosen lawyers as they want a ‘quick sale’. We would rather use a local solicitor with experience of conveyancing in Bearsted
We suspect that the owner is not behind this request. If they want ‘a quick sale', alienating a genuine buyer is counter productive. Speak to the owners direct and make sure they understand (a)you are genuine purchasers (b)you are ready to progress, with finances in place © you have nothing to sell (d) you wish to move quickly (e)however you intend to appoint your preferred Bearsted conveyancing firm - not the ones that will provide their estate agent a kickback or meet his conveyancing figures demanded by head office.