Having been told to check out your service we were going to appoint conveyancing solicitor in Biggin Hill endorsed on your site but have come across some other fee calculations on the internet seem cheaper – why is this?
There are plenty of firms promoting supposedly cheap conveyancing, but additionalcosts end up with the final bill being escalated. In accordance with regulatory requirements charges contained in terms of engagement should be equitable invoiced The solicitors that we list for conveyancing in Biggin Hill specify all legal fees for a standard conveyancing transaction.
I am buying a detached bungalow in Biggin Hill. We would like to convert the garage to an office at the property.Will the conveyancing process include enquiries to see if these alterations are prohibited?
Your solicitor will check the registered title as conveyancing in Biggin Hill can on occasion identify restrictions in the title deeds which prohibit certain alterations or need the consent of another owner. Certain additions call for local authority planning permissions and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
I am due to exchange contracts on my flat. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Principality are being pedantic. The Biggin Hill solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Planning on purchasing a apartment in Biggin Hill. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Biggin Hill solicitor is on the RBS conveyancing panel.
My friend suggested that if I am purchasing in Biggin Hill I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes included in the estimate for your Biggin Hill conveyancing searches. It is a large document of about 40 pages, listing and detailing important information about Biggin Hill around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Biggin Hill Education with plans and statistics, Local Amenities and other useful information regarding Biggin Hill.
Over the last few months I have been searching for a ground for flat up to £235,500 and found one round the corner in Biggin Hill I like with a park and station nearby, the downside is that it's only got 52 years on the lease. I can't really find anything else in Biggin Hill for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a mortgage that many years will likely be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of 2 years you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.
I have just started marketing my 2 bed apartment in Biggin Hill. Conveyancing has not commenced, but I have recently had a yearly maintenance charge invoice – what should I do?
Your conveyancing lawyer is likely to suggest that you should discharge the service charge as normal as all ground rent and maintenance charges should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
My wife and I have hit a brick wall in trying to purchase the freehold in Biggin Hill. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most certainly. We are happy to put you in touch with a Biggin Hill conveyancing firm who can help.
An example of a Lease Extension case for a Biggin Hill 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 affected 1 flat. The number of years remaining on the existing lease(s) was 50.57 years.
I am considering using a web based solicitor ahead of a Biggin Hill conveyancing practice. Should I ‘stay local’?
There are advantages of being able to visit a local Biggin Hill conveyancing solicitor for instance
- signing documents on short notice
- having one on one explanations of matters you don't understand
- the ability to complain if matters need to addressed
When analysing fees, look out for hidden extras. Most decent Biggin Hill high street solicitors give an all-inclusive price. Many online companies appear to offer cheap fees, but have hidden 'extras' in the fine print.