My wife and I are due to complete on the purchase of a property in West Beckton but as a consequence of damage from the recent storms I have managed to agree recompense from the current proprietors in the sum of £2k in the form of a adjustment in the price. I had intended this to be addressed as part of a side agreement however HSBC are not allowing this. Should they have been approached?
Your conveyancing practitioner being on a HSBC approved list is duty bound to disclose to HSBC of any variations to the sale price. If you were to refuse your property lawyer to notify the price change to HSBC then they would have to discontinue acting for you. In addition, HSBC and you would have to appoint a new solicitor for your conveyancing in West Beckton.
I purchased a freehold residence in West Beckton but nevertheless pay rent, why is this and what is this?
It is rare for properties in West Beckton and has limited impact for conveyancing in West Beckton but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
I used Stirling Law a few years ago for my conveyancing in West Beckton. I now require my file but the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in West Beckton of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in West Beckton differ for newly converted properties?
Most buyers of new build residence in West Beckton contact us having been asked by the seller to exchange contracts and commit to the purchase even before the property is constructed. This is because builders in West Beckton tend to buy the land, 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 used to new build conveyancing in West Beckton or who has acted in the same development.
I decided to have a survey completed on a property in West Beckton in advance of appointing solicitors. I have been advised that there is a flying freehold aspect to the property. Our surveyor has said that some banks may refuse to grant a loan on this type of home.
It depends who your proposed lender is. Santander has different instructions for example to Halifax. Should you wish to call us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in West Beckton. Conveyancing will be smoother if you use a solicitor in West Beckton especially if they are familiar with such properties in West Beckton.
My husband and I are purchasing a 2 room first floor flatin West Beckton with a home loan from a mortgage company. We wish to instruct our solicitor in West Beckton yet our mortgage company says she’s not on their "panel". Apparently we need to choose from the our bank panel solicitors or stay with our West Beckton solicitor and incur the extra costs for one of their panel ones to represent our bank. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The bank home loan issued is subject to conditions, one of which will be that solicitors will on the bank's conveyancing panel. Until recently, most mortgage companies had open panels, including most conveyancing solicitors in West Beckton : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for your mortgage company.