We are planning to purchase with Coventry BS. I dropped in 3 or 4 high street solicitors yet am unable to find a Bickley conveyancing firm on the Coventry BS panel. Please you assist?
You should take advantage of the find a lender approved solicitor tool on this web page. Pick the mortgage company and type Bickley or your preferred area and you will be presented with a number of lawyer offices in Bickley or by proximity to you.
I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Bickley solicitor on the Nationwide panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
The formalities of my remortgage has taken place for my property in Bickley. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Coventry BS have agreed my home loan in principle, my bid on a property in Bickley has been accepted, what are the next steps?
The estate agent will need to be advised as to your property lawyer's details (ensure that the solicitors are on the lender’s panel). Contact Coventry BS or the broker and finish off any appropriate paperwork. Coventry BS will sellect a valuer who will get in touch with the estate agent or vendor to arrange a slot for the valuation to take place. Once conducted (assuming no problems) it takes about a week to receive the mortgage offer. Coventry BS will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Bickley.
I am looking for a flat up to £305k and found one round the corner in Bickley I like with open areas and station nearby, however it only has 52 remaining years left on the lease. There is not much else in Bickley suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you need a mortgage that many years will likely be problematic. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.
Taking into account that I am about to spend over three hundred thousand on 3 bedroom house in Bickley I wish to talk to a conveyancer regarding thehouse move in advance of giving the go ahead to the firm. Can this be arranged?
This is something that we recommend - we would be pleased to talk to you we do not take any clients on without you speaking to the solicitor due to be conducting your conveyancing in Bickley.There is no ‘factory style conveyancing’ - every client is an important individual, not a matter number. The solicitors that we put you in touch with believe that the figure you are provided with for your conveyancing in Bickley should be the amount on the final invoice that you are charged.
Last July I purchased a leasehold property in Bickley. Am I liable to pay service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee 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 have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Bickley conveyancing firm to assist?
if there is a missing landlord or where there is disagreement about what the lease extension should cost, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to make a decision on the price payable.
An example of a Lease Extension case for a Bickley property is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case was in relation to 1 flat. The unexpired lease term was 50.57 years.
My partner and I are FTB’s just having agreed a price on a property in Bickley, and are about to get solicitors lined up. We have used the different rating based websites and the quotes are from all over the the UK. Is it advisable to have a Bickley property lawyer local to our potential new home? I am fine to do all the communicating electronically, but I guess at some stage we may be required to visit the lawyer's office to sign papers?
The solicitor does not need to be in Bickley, but opting for local means that you can attend their offices if required, for instance, if a signature is needed urgently. In addition, a Bickley solicitor have established relationships with local agents and (if the vendor has instructed a local property lawyer) with them, which will help keep things moving faster.