We were about to retain a conveyancing solicitor in Beddington South listed using your comparison tool but have come across some other costs illustrations via the web seem less expensive – how come?

One can find lots of conveyancers advertising what appear to be very low prices. You should think twice as to how much you respect your own move to want to take 'cheap' risks with regard to the standard of the legal work. Many of them list a cheap fee to catch your eye but plant additional fees in the fine print..

I am purchasing a newly constructed flat in Beddington South and my conveyancer is informing me that she has to the lender to disclose incentives from the seller. I am nearing the developer’s deadline to sign contracts and I have no desire to prolong deal. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I am aiming to move property in March. Does my conveyancing solicitor call the removal company on the completion day. On a separate note, can you suggest a removal company in Beddington South. Conveyancing firm was chosen before I stumbled across this site.

On the day of completion you will need to pick up the keys from the estate agent however this can only occur once the sellers solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be collected. After that you should tell the removal company that you are ready to move in. We do not suggest a particular removal company but can assist you in locating a residential property solicitor in Beddington South or a solicitor with expertise in conveyancing in Beddington South.

Last month we had a mortgage agreed in principle with Coventry BS. Beddington South conveyancing practitioners were instructed. How long does it take for Coventry BS to issue the offer to the solicitor?

There is no definitive answer here. Have Coventry BS conducted the valuation? Have you advised Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Leeds Building Society have agreed my home loan in principle, my offer on a flat in Beddington South has been accepted, what are the next steps?

Your property agent will wish to know who your solicitors are (make sure the solicitors are on the lender’s approved list). Call up Leeds Building Society or the financial adviser and finalise any outstanding documentation. Leeds Building Society will instruct a valuer who will get in contact with the selling agent or vendor to arrange a time for the valuation to take place. Once carried out (assuming no problems) it takes approximately ten days to get a mortgage offer. Leeds Building Society will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Beddington South.

I own a basement flat in Beddington South. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the sum payable for a lease extension?

Most certainly. We can put you in touch with a Beddington South conveyancing firm who can help.

An example of a Freehold Enfranchisement decision for a Beddington South flat is 29 Woodstock Road in April 2014. the Tribunal determined that the premiums to be paid into court in respect of the purchase of the freehold registered at HMLR under Title N0.SY3997 should be £7,217. This case was in relation to 4 flats. The unexpired term was 98 years.

In relation to leasehold conveyancing in Beddington South what are the most frequent lease defects?

There is nothing unique about leasehold conveyancing in Beddington South. Most leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain clauses are missing. For example, if your lease is missing any of the following, it could be defective:

A provision for the recovery of money spent for the benefit of another party.

A defective lease will likely cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. HSBC Bank, Skipton Building Society, and Bank of Ireland all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, obliging the purchaser to pull out.

How does one remove a deceased person's details from the title deeds for a property in Beddington South?

If a Beddington South property is jointly owned and one of the owners dies, the name will not immediately be removed from the title deeds. It is not necessary to amend the title as in the event of a sale you would just be asked to supply proof why the joint owner is not a party to the contract, usually this takes the form of the probate documents.

With a view to making things more straight forward in the future you may apply to have the deceased person removed from the title entries by submitting an application to the land registry with proof of the death. There is no fee from the Registry for this service.