If you had a top tip for selecting a conveyancing solicitor in Biggin Hill what would it be?
We would encourage you not to base your choice on the cheapest Biggin Hill conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
When it comes to lenders such as Lloyds, do Biggin Hill conveyancers incur an annual charge to be on the conveyancing panel?
We are not aware of any bank fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
My wife and I have organised the release of further monies on our mortgage from Lloyds as we wish to conduct renovations to our house in Biggin Hill. Do we need to appoint a bricks and mortar Biggin Hill solicitor on the Lloyds conveyancing panel to handle the paperwork?
Lloyds don't usually instruct firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds panel.
Is it necessary to pay for insurance to cover chancel repairs when buying a residence in Biggin Hill?
Unless a previous acquisition of the property completed after 12 October 2013 you may assume that lawyers conducting conveyancing in Biggin Hill to continue to recommend a chancel search and or insurance against a claim.
How does conveyancing in Biggin Hill differ for new build properties?
Most buyers of new build residence in Biggin Hill contact us having been asked by the builder to sign contracts and commit to the purchase even before the residence is ready to move into. This is because house builders in Biggin Hill usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Biggin Hill or who has acted in the same development.
I have been on the look out for a leasehold apartment up to £305k and found one close by in Biggin Hill I like with open areas and railway links nearby, the downside is that it only has 61 years on the lease. There is not much else in Biggin Hill in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
Should you require a mortgage the remaining unexpired lease term will be an issue. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
My husband and I are new to the buying process - had an offer accepted, yet the property agent told us that the vendor will only issue a contract if we use their preferred lawyers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer accustomed to conveyancing in Biggin Hill
We suspect that the owner is not behind this ultimatum. Should the vendor desire ‘a quick sale', turning down a serious purchaser is is going to put the whole deal at risk. Avoid the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you intend to appoint your preferred Biggin Hill conveyancing firm - as opposed tothose that will provide their negotiator at the agency a commission or meet his conveyancing targets set by head office.
We have AIP from Godiva Mortgages Ltd who indicated that they will lend up to £400k. When do I need to appoint a practitioner for conveyancing? Biggin Hill is where we are .
You can appoint a lawyer now so that the conveyancer can open the file so they can conduct the ID checks etc. Once you wish them to start work they will seek a payment on account usually about £175. That would normally be once you have the mortgage offer and valuation results, nevertheless should you wish to speed matters you can start sooner even though you may be risking some expense.