We are about to exchange contracts for a ground floor flat in Beckenham. We have hit a stumbling block. Our mortgage offer with Coventry Building Society runs out on 3/11/2025 but the owners are suggesting a completion date of 5/11/2025. Is it possible to prolong the mortgage expiry date?
The best person to deal with your question is your lawyer who will hopefully determine if they corresponding with the bank, seller’s conveyancers, property agents or conceivably all parties given what has gone on in your transaction to date.
Our bank has recommended a law firm on their panel based in Beckenham but I would rather choose a conveyancing lawyer in Beckenham or nearer to where I live. Are you able to assist?
The minority of Beckenham conveyancing solicitors are on all banks conveyancing panel. Do make the most of the above find an approved solicitor tool to find a Beckenham conveyancing solicitor on the on the lender panel.
I decided to have a survey completed on a house in Beckenham prior to instructing solicitors. I have been advised that there is a flying freehold element to the house. My surveyor has said that some mortgage companies tend refuse to grant a loan on a flying freehold home.
It varies from the lender to lender. Santander has different requirements from Birmingham Midshires. Should you wish to telephone us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Beckenham. Conveyancing may be slightly more expensive based on your lender's requirements.
We're first time buyers - agreed a price, yet the agent has warned us that the vendor will only issue a contract if we use their chosen lawyers as they need a ‘quick sale’. We would rather use a local conveyancer accustomed to conveyancing in Beckenham
We suspect that the owner is unaware of this request. Should the vendor want ‘a quick sale', alienating a serious buyer is likely to cause more damage than good. Speak to the vendors direct and explain that (a)you are motivated buyers (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you are going to use your preferred Beckenham conveyancing lawyers - not the ones that will provide the estate agent a referral fee or meet his conveyancing thresholds set by senior management.
I am employed by a busy estate agency in Beckenham where we have witnessed a few leasehold sales derailed due to short leases. I have been given contradictory information from local Beckenham conveyancing firms. Could you clarify whether the seller of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I own a a ground floor purpose built flat in Beckenham. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the amount payable for a lease extension?
Most definitely. We are happy to put you in touch with a Beckenham conveyancing firm who can help.
An example of a Freehold Enfranchisement case 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 was in relation to 2 flats. The unexpired term as at the valuation date was 76.75 and 88.83.
Are Beckenham conveyancing solicitors under an obligation to the Law Society to supply clear conveyancing costs?
Contained within the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, constitute the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Beckenham or or elsewhere in the country.