Am I correct in assuming that the fact that my solicitor in Beddington is not identified on my lender's solicitor panel that there is a problem with the standard of her conveyancing?
That would most likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Beddington conveyancing practice and ask them why they are no longer on the approved list for your lender.
My wife and I are downsizing from our house in Beddington and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A high street Beddington lawyer would know that there is no such problem. For the life of me I don't know why the buyers are using a factory type conveyancing outfit rather than a conveyancing solicitor in Beddington. Having lived in Beddington for three years we know that this is a non issue. Should we contact our local Authority to get clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
My wife and I have a 4 bedroom Edwardian property in Beddington. Conveyancing solicitor represented me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold with the matching property. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Beddington and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with the conveyancing practitioner who completed the work.
Over the last few months I have been searching for a ground for flat up to £245,000 and identified one near me in Beddington I like with a park and transport links in the vicinity, the downside is that it only has 61 years unexpired on the lease. I can't really find anything else in Beddington in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you require a home loan the shortness of the lease may be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of twenty four months you may ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
I have just appointed agents to market my basement flat in Beddington. Conveyancing has not commenced, however I have just received a quarterly maintenance charge demand – what should I do?
It best that you pay the invoice as you normally would as all rents and service invoices will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Having spent years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Beddington. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most certainly. We can put you in touch with a Beddington conveyancing firm who can help.
An example of a Lease Extension decision for a Beddington flat is Ground Floor Flat 14 Lodge Road in October 2013. the tribunal held that the price payable for the acquisition of the extended lease of the property should be £12,590 .00 This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 69.46 years.
Should local authority permission be necessary to convert a house into multiple flats in Beddington? This has been done to a house next door to my house in Beddington and was not aware of the conversion until it was done.
Planning permission is needed for converting a single dwelling in Beddington into apartments but possibly not for converting once again to single dwelling-house so, in answer to your question, yes,a it is required.