We are planning to acquire a house and need a conveyancing solicitor in Bramford who is on the HSBC conveyancing panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for HSBC . We don't recommend any particular firms conducting conveyancing in Bramford.
We are due to move property in April. Should my conveyancing solicitor call the removal company on the completion day. Incidentally, can you recommend a removal company in Bramford. Conveyancing solicitor was found before I stumbled across this website.
On the day of completion you will need to collect the keys from the selling agent however this can only happen when the sellers solicitors inform the agent that they have the completion monies and the keys can be collected. Subsequently you will need to tell the removal men that they can start moving you in. As a matter of policy we do not suggest a particular removal organisation but can help you find a residential property solicitor in Bramford or a solicitor with expertise in conveyancing in Bramford.
We are getting a further advance on our home loan from Bank of Ireland as we want to carry out improvements to our property in Bramford. Do we need to choose a local Bramford solicitor on the Bank of Ireland conveyancing panel to deal with the legals?
Bank of Ireland do not ordinarily appoint a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland list.
Planning on purchasing a apartment in Bramford. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Bramford property lawyer is on the RBS conveyancing panel.
I am close to exchanging contracts on the sale of our property in Bramford and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used a factory type conveyancing firm as opposed to a conveyancing solicitor in Bramford. We have lived in Bramford for many years we know of no issue. Do we contact our local Authority to get clarification that the buyers are looking for.
It would appear that you have a conveyancing firm already. What do they say? You should check with 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 life insurance to cover that same illness)
It has been three months following my purchase conveyancing in Bramford concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what should have been a quick, no chain conveyancing. Bramford is where the house is located. Can you shed any light on this issue?
Flying freeholds in Bramford are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bramford you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bramford may ascertain 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 premises.
We are midway through buying a residence in Bramford. Conveyancing solicitor has told us the property is "Leasehold". Will this likely make a difference on the salability of the property?
Bramford conveyancing does not normally involve leasehold houses. The crucial factor here is the unexpired lease term and the ground rent. If it's 999 years with a nominal rent, it's virtually freehold, so it’s unlikely to affect the marketability too much.
On the flip side, if it's, say, 50 years it is bound to have a adverse impact on the value, and probably wouldn't be acceptable to the mortgage company. The remaining lease term and ground rent will be set out in the lease which should be made available to your lawyer.