I have just started taking steps with the aim of porting my existing standard loan to a BTL Virgin Money mortgage. I have been informed by my broker that I need a solicitor as part of the process. I spoke to my previous Beckenham conveyancing firm who who conducted the conveyancing when I originally acquired the premises. The fee calculation sent of £450 plus VAT has surprised me as its a remortgage than a sale or purchase.
The estimate fees are a bit high. Where you are content to invest time scrutinising quotes you could reduce the fees slightly by as much as £100 plus VAT. That being said, if you were happy with the legal work the firm gave you maycome to regret opting for an an unknown lawyer. Don't forget to be sure the firm can act for Virgin Money. You can use our search tool to choose a Beckenham conveyancing firm on the Virgin Money approved list of lawyers, which can often include conveyancing solicitors in Beckenham.
I am currently in the process of buying my council flat in Beckenham. I have a mortgage agreed with Skipton. Conveyancing is new to me. 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 Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.
It is not clear whether my bank requires a lease extension. I have telephoned my Beckenham bank branch on numerous occasions and was reassured it wasn't a problem and they would lend. My Beckenham conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
The conveyancing practitioner must follow the Council of Mortgage Lenders’ Handbook section two specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
After months of negotiation I have agreed a price on an apartment in Beckenham. My financial adviser recommended their conveyancers. I paid an upfront payment of £200. A few days later, the property lawyer contacted me sheepishly admitting that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Will our conveyancer be asking questions regarding flooding as part of the conveyancing in Beckenham.
Flooding is a growing risk for solicitors dealing with homes in Beckenham. Some people will acquire a house in Beckenham, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to give advice on flood risk, but there are a numerous searches that may be initiated by the buyer or on a buyer’s behalf which can figure out the risks in Beckenham. The standard information supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the vendor to find out whether the property has suffered from flooding. In the event that the property has been flooded in past which is not notified by the vendor, then a buyer may bring a compensation claim as a result of such an misleading reply. The buyer’s lawyers should also order an environmental search. This will indicate whether there is a recorded flood risk. If so, more detailed investigations will need to be carried out.
I used Action Conveyancing several years ago for my conveyancing in Beckenham. Now, I need the documents but the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Beckenham of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Beckenham differ for new build properties?
Most buyers of new build property in Beckenham approach us having been asked by the seller to sign contracts and commit to the purchase even before the premises is constructed. This is because house builders in Beckenham tend to buy the site, 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 conveyancing solicitors 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 used to new build conveyancing in Beckenham or who has acted in the same development.
I am on look out for some leasehold conveyancing in Beckenham. Before diving in I want to be sure as to the number of years remaining on the lease.
If the lease is recorded at the land registry - and 99.9% are in Beckenham - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have attempted and failed to negotiate with my landlord to extend my lease without any joy. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Beckenham conveyancing firm to act on my behalf?
Most certainly. We can put you in touch with a Beckenham conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Beckenham property is 26 Manor Road in July 2010. the Tribunal decided that price to be paid for the freehold was £12,420 This case affected 2 flats. The unexpired residue of the current lease was 76.75 and 88.83.