I was told recently by my mortgage broker that my New Beckenham the law firm I have appointed is not on the bank Conveyancing panel. What can I do to be certain whether this is indeed the case?
You need to contact your New Beckenham conveyancer. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
I am considering applying for a Leeds Building Society mortgage for purchase of a newly converted (under development) in New Beckenham with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Leeds Building Society ?
In theory, you could use a solicitor that is not on the Leeds Building Society conveyancing panel, but Leeds Building Society would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
Should commercial conveyancing searches reveal proposed roadworks that could impact a commercial premises in New Beckenham?
Many commercial conveyancing solicitors in New Beckenham will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in New Beckenham. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in New Beckenham.
For each commercial conveyancing transaction in New Beckenham it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to New Beckenham commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in New Beckenham.
Are there restrictive covenants that are commonly picked up as part of conveyancing in New Beckenham?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in New Beckenham. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in New Beckenham differ for newly converted properties?
Most buyers of new build premises in New Beckenham approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is finished. This is because house builders in New Beckenham typically buy the site, 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 property lawyers 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.