My uncle informed me that in purchasing a property in Beckenham there may be a number of restrictions preventing external alterations to the property. Is this right?
We are aware of a number of properties in Beckenham which have some sort of restriction or requirement of consent to perform external changes. 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.
Is there a list of Co-operative panel solicitors in Beckenham on the UK Finance Lenders’ Handbook Website?
No. There is no such directory service on the CML or Building Society Association websites. Very few banks make their panel listings open the public over the internet. Where you are in need of a Beckenham conveyancing practitioner on the Co-operative please use our tool.
I have instructed a Beckenham solicitor having made sure that they are on the HSBC conveyancing panel. Does my lawyer arrange the survey of the property?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Beckenham surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I have recentlybecome aware that Action Conveyancing have closed. They conducted my conveyancing in Beckenham for a purchase of a freehold house 9 months ago. How can I be sure that the property is registered correctly in the name of the former proprietor?
The easiest way to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Beckenham conveyancing specialists.
I opted to have a survey carried out on a property in Beckenham ahead of instructing lawyers. I have been informed that there is a flying freehold element to the house. My surveyor has said that some mortgage companies may refuse to grant a mortgage on such a property.
It depends who your proposed lender is. HSBC has different requirements from Birmingham Midshires. Should you wish to call us we can look into this further with the appropriate lender. 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.
My business partner and I are hoping to take over a lease of a shop on the high street. Can you recommend solicitors offering fixed costs for commercial conveyancing in Beckenham for below £1,200?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Beckenham, including the sale and acquisition of businesses as well as simply property. If you are looking to buy or dispose of a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right solicitor. Regarding the costs this will depend on the structure and heads of terms of the proposed transaction. Please provide us with your details or call so as to enable us to provide you with a detailed commercial conveyancing calculation.
After months of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Beckenham. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a missing freeholder or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to calculate the sum to be paid.
An example of a Freehold Enfranchisement decision 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.
Are there frequently found deficiencies that you encounter in leases for Beckenham properties?
There is nothing unique about leasehold conveyancing in Beckenham. Most leases are unique and drafting errors can sometimes mean that certain sections are missing. The following missing provisions could result in a defective lease:
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A duty to insure the building
You will encounter a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. HSBC Bank, The Mortgage Works, and Nottingham Building Society all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to provide security, obliging the buyer to pull out.
I am an executor of my recently deceased mother’s Will, with a bungalow in Beckenham which will be sold. The house has never been registered at the Land Registry and I'm told that many buyers solicitors will insist that it is done before they'll proceed. What's the mechanism for this?
In the circumstances you refer to it seems advisable to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.