I am progressing with the sale of my flat in Biggin Hill and the EA has just telephoned to advise that the purchasers are changing their conveyancer. The reason given is that the lender will only deal with property lawyers on their approved list. Why would a leading lender only deal with certain law firms rather the firm that they want to choose to handle their conveyancing in Biggin Hill ?
Lenders have always had an approved set of law firms that can represent them, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.
Banks attribute this action to a rise in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any sway in the decision.
Can I use your services to locate a Conveyancing solicitor in Biggin Hill even if I’m not buying or disposing of a house, for example if I wish to buy an office in Biggin Hill with a loan from Barclays ?
Our comparison service is predominantly there to select residential conveyancing solicitors in Biggin Hill but we have recorded at the end of this page a selection of Biggin Hill commercial conveyancing firms. You should speak with the company directly to check if they are also authorised to represent Barclays
I have an AIP. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to use their panel solicitor as I would much rather instruct a Biggin Hill based conveyancing firm?
Do check but the chances are that appoint one of their panel conveyancers where you take up the "fee-free" incentive. Speak to the lender and check if they make available a cash alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in Biggin Hill.
We previously chose solicitors locally in Biggin Hill on the HSBC solicitor approved list. They are now charging me a separate amount for handling the HSBC mortgage. Is this an additional conveyancing fee set by HSBC?
Provided it is contained in their Terms and Conditions or estimate then yes your solicitor may levy a fee for this. The fee is not dictated by HSBC but by your Biggin Hill solicitor. Some firms on the HSBC panel will levy an ‘acting for lender’ fee and others do not.
My wife and I have arranged a further advance on our home loan from RBS as we wish to conduct renovations to our house in Biggin Hill. Do we need to choose a high street Biggin Hill solicitor on the RBS conveyancing panel to deal with the paperwork?
RBS don't usually require firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS list.
Planning on purchasing a house in Biggin Hill. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender 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 property lawyer is on the RBS conveyancing panel.
Due to the encouragement of my in-laws I had a survey completed on a property in Biggin Hill before instructing solicitors. I have been informed that there is a flying freehold element to the property. The surveyor advised that some banks may not grant a mortgage on a flying freehold home.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Halifax. Should you wish to call us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Biggin Hill. Conveyancing may be slightly more expensive based on your lender's requirements.
I own a leasehold house in Biggin Hill. Conveyancing and Bank of Scotland mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1996. The conveyancing practitioner in Biggin Hill who acted for me is not around. Any advice?
First contact HMLR to be sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. It is not necessary to instruct a Biggin Hill conveyancing solicitor to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
After months of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Biggin Hill. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most definitely. We can put you in touch with a Biggin Hill conveyancing firm who can help.
An example of a Lease Extension decision for a Biggin Hill premises 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 remaining number of years on the lease was 50.57 years.