Some advice if I may. My Beckenham conveyancer is assuring me that he is legally obliged toapply for Beckenham conveyancing searches asthe firm are on the HSBCsolicitor panel. Is my lawyer right?
You have limited options available to you. Given that you are taking out a loan with a lender your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Beckenham conveyancing searches.
A friend recommended that where I am buying in Beckenham I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually quoted for as part of the standard Beckenham conveyancing searches. It is a large document of more than thirty pages, listing and detailing important information about Beckenham around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Beckenham Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Beckenham Education with maps and statistics, Local Amenities and other useful information regarding Beckenham.
The deeds to our house are lost. The solicitors who handled the conveyancing in Beckenham 4 years ago are no longer around. What are my options?
Nowadays there are copies made of almost everything, and your solicitor should know precisely where to locate all the relevant paperwork so you may buy or sell your house without any difficulty. Where copies are not available, your solicitor may be able to put in place insurance or indemnities protecting you against possible claims on the premises.
Just had an offer accepted on a new build flat in Beckenham. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Beckenham
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
Is it possible to swap solicitor as I need to find one who is on the Skipton Building Society conveyancing panel. I hired a high street conveyancing solicitor in Beckenham five minutes from me but she is not accepted by Skipton Building Society
We will our best to assist in finding you a conveyancing solicitor in Beckenham on the Skipton Building Society panel. Please note that the solicitors that we list do not pay us commission if you instruct them and are registered with the Solicitors Regulation Authority who oversee all conveyancing solicitors in Beckenham. In utilising the find a conveyancing solicitor tool on this website, you can compare fees for conveyancing solicitors in Beckenham and throughout England and Wales.
Frank (my husband) and I may need to sub-let our Beckenham ground floor flat temporarily due to taking a sabbatical. We instructed a Beckenham conveyancing firm in 2003 but they have closed and we did not have the foresight to seek any guidance as to whether the lease permits subletting. How do we find out?
Even though your previous Beckenham conveyancing solicitor is not available you can review your lease to check if you are permitted to let out the apartment. The accepted inference is that if the lease is silent, subletting is permitted. Quite often there is a prerequisite that you are obliged to obtain permission via your landlord or some other party prior to subletting. The net result is that you cannot sublet in the absence of first obtaining permission. Such consent is not allowed to be unreasonably refused ore delayed. If the lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.
I have given up trying to purchase the freehold in Beckenham. Can this matter be resolved via the Leasehold Valuation Tribunal?
in cases where there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the price payable.
An example of a Freehold Enfranchisement decision for a Beckenham residence 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.