My partner and I are buying a newly built flat in New Beckenham and my lawyer is advising me that she has to the mortgage company to reveal incentives from the seller. I am nearing the developer’s deadline to exchange and I don't want to delay deal. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Are the BSA intent on creating a search tool with a view to to identify law firms on the Coventry BS conveyancing panel for instance in New Beckenham?
We have not been informed any plans on the part of the BSA to develop such a tool.
I just acquired a house at auction in New Beckenham. Conveyancing is needed. What are my next steps?
Given that you are now legally committed yourself to purchase you must choose a conveyancing solicitor soon as you are facing a pending deadline in which to complete the transaction. Every auction property should have a corresponding legal set of papers. This should include evidence of title and search results. If you have purchased leasehold property the auction pack may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You must hand this to the conveyancer instructed by you as soon as possible. Do make sure that you have funds in place to complete on the on the contractual date .
My wife and I buying a 3 bedroom semi in New Beckenham. Our aim is to convert the garage to a playroom at the property.Will legal investigations on the property involve investigations to see if these alterations were previously refused?
Your conveyancer should check the deeds as conveyancing in New Beckenham will sometimes identify restrictions in the title documents which restrict categories of works or require the consent of another owner. Certain additions require local authority planning consent and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
I have today made my last payment due on my mortgage with Aldermore. I assume I don't need a New Beckenham lawyer on the Aldermore panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
How does conveyancing in New Beckenham differ for new build properties?
Most buyers of new build premises in New Beckenham come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is completed. This is because developers in New Beckenham typically purchase the real estate, 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 New Beckenham or who has acted in the same development.
Taking into account that I am about to spend £400,000 on a property in New Beckenham I wish to have a conversation with the conveyancer regarding theconveyancing in advance of giving the go ahead to the firm. Can this be arranged?
This is something that we recommend - we would be happy to talk to you we do not take any clients on without you liaising with the conveyancer due to be doing your property ownership legalities in New Beckenham.There is no ‘factory style conveyancing’ - every client is an important individual, not a file reference. The practices that we put you in touch with believe that the fees you are provided with for residential conveyancing in New Beckenham should be the amount on the final invoice that you end up paying.