I require conveyancing for an apartment in a fairly new development (seven years old) in New Beckenham. Almost all the properties have already been disposed of. Do I need carry out the conveyancing searches for my conveyancing in New Beckenham?
You are putting yourself at risk in failing carrying out New Beckenham conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would seriously advise in no uncertain terms that you have them. If speed and cost are top of your concerns you should discuss with your conveyancer about the viability of search insurance
A friend pointed out to me me that in purchasing a property in New Beckenham there could be various restrictions preventing external alterations to a property. Is this right?
We are aware of a number of properties in New Beckenham which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in New Beckenham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have been told by my solicitor that lack of planning permission insurance is necessary on my purchase. What is the level of cover for New Beckenham conveyancing?
The right level of lack of planning permission indemnity insurance depends on your lender. It would differ for example between National Westminster Bank and Virgin Money. Conveyancing lawyers as opposed to members of the public take out such policies.
We were going to get a OIP from Bank of Ireland this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any New Beckenham solicitors on the Bank of Ireland conveyancing panel, or is it better to go independently?
You will need to appoint New Beckenham solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.
Over the last few months I have been searching for a ground for flat up to £305k and found one round the corner in New Beckenham I like with a park and railway links in the vicinity, however it only has 52 years on the lease. I can't really find anything else in New Beckenham suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you need a home loan that many years will be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you could 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.
How simple is it to use the search facility to select a conveyancing solicitor in New Beckenham on the approved list for my lender?
Step one is to select a bank such as Barclays , The Royal Bank of Scotland or Britannia then type in your location for example New Beckenham. Conveyancing firms in New Beckenham and across England and Wales should be identified.
My father-in-law has encouraged me to instruct his conveyancing solicitors in New Beckenham. Should I use them?
Much as we are happy to recommend a New Beckenham conveyancing lawyer it’s preferable to choose a conveyancing lawyer is to get referrals from friends or relatives who have experience in using the firm you're contemplating using.
I have recently realised that I have 62 years remaining on my lease in New Beckenham. I now wish to get lease extension but my landlord is can not be found. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to demonstrate that you or your lawyers have used your best endeavours to track down the landlord. On the whole an enquiry agent may be useful to try and locate and prepare a report which can be used as proof that the freeholder can not be located. It is wise to seek advice from a conveyancer in relation to investigating the landlord’s absence and the application to the County Court covering New Beckenham.
After years of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in New Beckenham. Can we issue an application to the Residential Property Tribunal Service?
Most certainly. We can put you in touch with a New Beckenham conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a New Beckenham premises is 26 Manor Road in July 2010. the Tribunal decided that price to be paid for the freehold was £12,420 This case related to 2 flats. The remaining number of years on the lease was 76.75 and 88.83.