I am in the market for a low cost property lawyer. Should I go for for a national conveyancer rather than a family Beddington conveyancing lawyer?
In the main conveyancing solicitors in your area will have strong connections with your local authority, which could help with your Beddington conveyancing searches that your conveyancer will require. It can only be a plus if they enjoy strong connections with the Land Registry in your area Beddington, other property lawyers in the area and Beddington Estate Agents.
I am currently in the process of buying my council flat in Beddington. I have a mortgage offer with Yorkshire BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
The formalities of my remortgage has taken place for my property in Beddington. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I can not fathom if my lender requires a lease extension. I have telephoned my Beddington building society branch on a couple of occasions and was told it does not affect the mortgage offer and they will lend. My Beddington conveyancing solicitor - who is on the bank conveyancing panel- called and was told they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
The property lawyer has to comply with the Council of Mortgage Lenders’ Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
A relative advised me that if I am purchasing in Beddington I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes quoted for as part of the standard Beddington conveyancing searches. It is not a small report of about 40 pages, listing and setting out important information about Beddington around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Beddington Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Beddington Education with maps and statistics, Local Amenities and other useful information concerning Beddington.
Are there restrictive covenants that are commonly picked up during conveyancing in Beddington?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Beddington. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
My wife and I are disposing of a Beddington apartment left to us ten years ago in 2012. I have over a decades worth of conveyancing experience and, although retired, wish to conduct the conveyancing. The purchaser's property lawyer has informed me that their building society will not allow you to do your own conveyancing as they require the funds to be sent to a solicitor's bank account.
Lending instructions to lawyers from all CML members state that If the seller is not legally represented the buyer’s lawyers should check whether the lender needs to be notified so that a decision can be made if they are prepared to move forward.