After weeks of negotiation I have agreed a price on a house in Beddington. My mortgage broker pressured me to appoint their . I paid an advanced payment of £200. A couple of days later, the contacted 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.
Having read lots of house buying guides, I note that they all recommend that you should 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 correct?
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. You may wish to consider appointing your own Beddington 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.
My offer on a semi in Beddington has been agreed to, the owners do however have an associated purchase. The owners have offered on on an apartment, however it’s not been accepted yet, and are looking at other apartments in the pipeline. I have instructed a high street conveyancing solicitor in Beddington. What should be my next step? When should I get the mortgage application with started?
It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of one thousand pounds, then survey, Beddington conveyancing search fees, etc). The first thing to do is ensure that your is on the approved list. As to the subsequent steps this very much dictated by the specifics of your transaction, desire for the property and on the state of the market. In a buoyant market the majority of buyers will apply for a home loan with and pay for the valuation and only if it was satisfactory would they request their to press on with the conveyancing in Beddington.
I have recentlybecome aware that Stirling Law have closed. They conducted my conveyancing in Beddington for a purchase of a freehold house 10 months ago. How can I be sure that the property is in my name in the name of the previous owner?
The easiest way to see if the property is in your name, you can make 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 am looking for a flat up to £235,500 and found one round the corner in Beddington I like with amenity areas and station in the vicinity, however it's only got 61 years unexpired on the lease. There is not much else in Beddington in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
Should you require a home loan the remaining unexpired lease term will be problematic. Discount the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for at least 2 years you could request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this.
In what way can the Landlord & Tenant Act 1954 impact my commercial premises in Beddington and how can you help?
The particular law that you refer to affords security of tenure to commercial lessees, granting the legal entitlement to make a request to court for a new tenancy and remain in occupation at the end of an expired lease. There are limited grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act for protection and assist with commercial conveyancing in Beddington
We're new to the buying process - agreed a price, but the property agent told us that the seller will only go ahead if we instruct the agent's chosen conveyancers as they need an ‘expedited deal’. My instinct tells me that we should use a family conveyancer used to conveyancing in Beddington
We suspect that the seller is not behind this demand. If they require ‘a quick sale', taking such a hostile approach to a serious 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 serious buyers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you are going to instruct your preferred Beddington conveyancing lawyers - as opposed tothe ones that will provide their estate agent a referral fee or meet his conveyancing figures set by corporate headquarters.