I do hope you can help me. My Beckenham lawyer is advising me that she is duty bound toconduct Beckenham conveyancing searches becausethe firm are on the HSBCconveyancing panel. Do I not have any options here?
You have limited options available to you. As you are taking a home loan with a lender your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Beckenham conveyancing searches.
What is your number one tip for finding a conveyancing solicitor in Beckenham
We would encourage you not to base your choice on the cheapest Beckenham conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
My partner and I have organised a further advance on our mortgage from Skipton as we wish to carry out improvements to our house in Beckenham. Do we need to choose a bricks and mortar Beckenham solicitor on the Skipton conveyancing panel to handle the legals?
Skipton do not ordinarily instruct a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton conveyancing panel.
Having read lots 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 Beckenham solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS 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. You may wish to consider appointing your own Beckenham surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Beckenham is where the house is located. Is there any guidance you can impart?
Flying freeholds in Beckenham are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Beckenham you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Beckenham may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I'm remortgaging my existing property to a buy to let loan with Accord Mortgages Ltd and intend to use the remaining equity towards a second house. The area we are interested in is Beckenham. Will your solicitors be able to act for the two mortgage companies and link together the two deals?
Do use our search tool on this page to ensure that the conveyancers are on the appropriate lender panels. Assuming that they are the solicitor should be able to connect the two transactions but you should talk with you conveyancer and specify your desired outcome and needs.
Are you able to explain what my options are where my Beckenham conveyancing searches shows negative results?
Normally, the majority of issues exposed in Beckenham conveyancing search responses can be addressed in advance of completion or title insurance could possibly be taken. It is important to note that regardless of the fact that you may be buying the property and may be content to live with the search results, your lender may not, and ultimately they have the final say.