Would the conveyancing practitioners Indexed on your site conduct auction conveyancing in Beckenham?
We know of a number of niche practitioners we can connect you with those specialising in auction conveyancing. Beckenham is just one of hundreds of locations in which our lawyers are based.
My father advised me that in purchasing a property in Beckenham there may be various restrictions limiting what one can do in terms of external changes to the property. Is this right?
We are aware of anumerous of properties in Beckenham which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Beckenham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We had instructed conveyancers located in Beckenham on the Virgin Money solicitor approved list. They are now charging me an additional charge for the legal aspects of the Virgin Money mortgage. Is this an additional conveyancing fee set by Virgin Money?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your conveyancing practitioner may levy a fee for this. The charge is not set by Virgin Money but by your Beckenham property lawyer. Plenty of firms on the Virgin Money panel will charge ’dealing with mortgage’ fee and others do not.
I had an offer accepted on a house in Beckenham on 13/3/2025, valuation was booked 2 days later, all came back fine. Solicitor instructed, so all that was missing was my mortgage offer. Having made daily calls to Leeds Building Society and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Leeds Building Society conveyancing panel. Are Leeds Building Society entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Leeds Building Society to deal with your lawyer's application to be on the Leeds Building Society conveyancing panel. There's no guarantee that your solicitor will be accepted.
Me and my brother own a renovated Victorian house in Beckenham. Conveyancing practitioner represented me and Barclays . I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Beckenham and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with your conveyancing solicitor who conducted the purchase.
How does conveyancing in Beckenham differ for new build properties?
Most buyers of new build or newly converted property in Beckenham approach us having been asked by the builder to sign contracts and commit to the purchase even before the property is completed. This is because developers in Beckenham tend to purchase the land, 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 accustomed to new build conveyancing in Beckenham or who has acted in the same development.
Should I use a Beckenham conveyancing lawyer in close proximity to the house I am purchasing? I have an old university friend who can carry out the legal formalities however her office is over three hundred kilometers drive away.
The benefit of a high street Beckenham conveyancing practice is that you can visit the firm to sign paperwork, hand in your identification documents and pester them where appropriate. Having local Beckenham know how is a benefit. However it's more important to get someone that will do a good and efficient job. If other friends have used your friend and they were impressed that must outweigh using an unfamiliar Beckenham conveyancing lawyer just because they are based in the area.
I've recently bought a leasehold house in Beckenham. Do I have any liability for service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I inherited a a ground floor purpose built flat in Beckenham. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the amount due for the purchase of the freehold?
Most definitely. We can put you in touch with a Beckenham conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal 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 term as at the valuation date was 76.75 and 88.83.