I recently had an offer accepted on a house in Beddington. My mortgage broker pressured me to appoint their . I paid an advanced payment of £200. Soon after, the called me embarrassingly acknowledging that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Beddington solicitor - who is on the conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
will need an independent valuation of the property. Your lawyer will not arrange this. Usually will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Beddington postcode. As you are getting a mortgage with , you could contact them to see if they have a list of approved surveyors in Beddington.
At last I have had an offer on a flat in Beddington accepted, but there is a chain. The sellers have offered on a property, but it’s not been accepted yet, and are looking at other flats in the pipeline. I have instructed a nearby conveyancing solicitor in Beddington. What do I do now? At what point should I apply for the mortgage with ?
It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then survey, Beddington conveyancing search costs, etc). The first thing to do is ensure that your is on the conveyancing panel. As to the subsequent stages this very much depends on the uniqueness of your transaction, desire for this property and on the state of the market. In a hot market some purchasers will apply for the mortgage with and arrange for the valuation and only if it was satisfactory would they request their to move forward with searches.
I have todaydiscovered that Arc property Solicitors have closed. They conducted my conveyancing in Beddington for a purchase of a leasehold flat 9 months ago. How can I establish that my home is registered correctly in the name of the previous owner?
The quickest way to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Beddington conveyancing specialists.
I have been on the look out for a ground for flat up to £305k and found one close by in Beddington I like with open areas and station in the vicinity, the downside is that it only has 52 years on the lease. There is not much else in Beddington in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a mortgage the remaining unexpired lease term will be an issue. Reduce the offer by the amount the 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 can 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 existing lease with a zero ground rent applied. You should consult your conveyancing lawyer about this.
In what way can the Landlord & Tenant Act 1954 affect my commercial property in Beddington and how can your lawyers assist?
The 1954 Act gives protection to commercial tenants, granting the dueness to apply to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act for protection and handle your commercial conveyancing in Beddington
We're new on the property ladder - agreed a price, yet the estate agent told us that the vendor will only proceed if we instruct the agent's preferred solicitors as they want an ‘expedited deal’. We would rather use a family solicitor who is familiar with conveyancing in Beddington
We suspect that the owner is unaware of this requirement. Should the owner desire ‘a quick sale', taking such a hostile approach to a motivated purchaser is not the way to achieve this. Bypass the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you do not need to sell (d) you wish to move quickly (e)but you will continue to appoint your preferred Beddington conveyancing lawyers - rather thanthe ones that will earn their estate agent a introducer fee or achieve conveyancing thresholds demanded by head office.