I have just been advised by my mortgage broker that my Biggin Hill solicitor is not on the lender Conveyancing panel. What can I do to be sure whether this is correct?
You need to contact your Biggin Hill lawyer directly. It is reasonable to expect your lawyer to advise you what has happened. Where they are not on the panel they may recommend you to a Biggin Hill conveyancing practice that is on the approved list of lawyers for your mortgage company.
My Biggin Hill solicitor has uncovered a discrepancy when comparing the information in the home valuation report and what is revealed within the title deeds. My lawyer informs me that he needs to ensure that the bank is happy with this discrepancy and is content to go ahead. Is my lawyer’s stance correct?
Your property lawyer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
In reviewing online forums for a conveyancing lawyer in Biggin Hill, most comment that I must instruct a CQS accredited lawyer. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in the legal transfer of properties, trusted by some of the UK's major lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). CQS is not a scheme offered by the Society for Licensed Conveyancers. Biggin Hill is one of the numerous areas in England and Wales where there are Accredited lawyers.
My uncle pointed out to me me that in buying a property in Biggin Hill there could be various restrictions prohibiting external changes to the property. Is this right?
There are a number of properties in Biggin Hill which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Biggin Hill should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Can you point me to a directory of Yorkshire BS panel solicitors in Biggin Hill on the Building Society Association’s Website?
No. There is no such directory service on the CML or Building Society Association websites. Very few mortgage companies make their panel listings open the public on the web. Where you are looking for a Biggin Hill lawyer on the Yorkshire BS please make the most of our tool.
We had selected solicitors locally in Biggin Hill on the Skipton solicitor approved list. They have just invoiced me a supplemental charge for dealing with the Skipton mortgage. Is this an additional conveyancing fee specified by Skipton?
Provided it is contained in their Terms of Engagement or Quote then yes your solicitor may charge a fee for this. This fee is not dictated by Skipton but by your Biggin Hill lawyer. Numerous firms on the Skipton panel will levy ’dealing with mortgage’ fee but some firms incorporate it on their overall fee.
My wife and I have a semi-detached Edwardian property in Biggin Hill. Conveyancing practitioner acted for me and Birmingham Midshires. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold with the exact same property. I thought I was buying a freehold how can I check?
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 Biggin Hill and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing practitioner who conducted the purchase.
There are only Fifty years left on my lease in Biggin Hill. I now wish to extend my lease but my freeholder is missing. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. However, you will be required to prove that you have used your best endeavours to find the lessor. In some cases an enquiry agent may be useful to carry out a search and prepare an expert document to be accepted by the court as evidence that the landlord can not be located. It is advisable to get professional help from a property lawyer in relation to devolving into the landlord’s absence and the vesting order request to the County Court overseeing Biggin Hill.
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Biggin Hill conveyancing firm to help?
Absolutely. We are happy to put you in touch with a Biggin Hill conveyancing firm who can help.
An example of a Lease Extension decision for a Biggin Hill flat 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 related to 1 flat. The unexpired term was 50.57 years.