Me and my partner are buying our first property. The lawyer has calledto see if we wish to order extra conveyancing searches. Unfortunately we have no idea as to what's relevant for conveyancing in Brandon
The scope of Brandon conveyancing searches should be dictated primarily on the premises, the location, the possibility of any of these risks, your familiarity of the area and risks, your overall approach to risk. What matters is that you properly appreciate what information each search could supply. You may then make a decision if you personally think you need that information. Where you are in doubt, ask the conveyancing practitioner to recommend.
The Brandon conveyancing solicitors that I recently instructed on my house acquisition in Brandon have without warning shut down. They were on acting for me because I had to have a firm on the Leeds Building Society conveyancing panel and my preferred Brandon lawyer was not. I gave my credit card details for them to take £195 for searches. What are my options?
If you have an estate agent involved then inform them immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Leeds Building Society conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.
My friend advised me that if I am purchasing in Brandon I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally quoted for as part of the standard Brandon conveyancing searches. It is not a small document of more than thirty pages, listing and setting out important information about Brandon around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Brandon Education with maps and statistics, Local Amenities and other useful information concerning Brandon.
I purchased my house on 3 March and my personal details is yet to be on the land registry website. Should I be concerned? My conveyancing solicitor in Brandon said it would be formalised inside ten days. Are properties in Brandon uniquely lengthy to register?
As far as conveyancing in Brandon registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can differ depending on who lodges the application, whether there are errors and if the Land registry need to notify any 3rd parties. Currently roughly three quarters of submission are fully dealt with within two weeks but occasionally there can be extensive hold-ups. Historically registration occurs once the purchaser has moved in to the premises thus an expedited registration is not usually primary concern but if there is a degree of urgency associated with the registration then you or your lawyers could speak with the land registry and explain the circumstances.
We're novice buyers - had an offer accepted, but the agent informed us that the owners will only proceed if we use their preferred conveyancers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer used to conveyancing in Brandon
We suspect that the seller is not behind this ultimatum. Should the seller desire ‘a quick sale', taking such a hostile approach to a serious purchaser is not the way to achieve this. Speak to the vendors direct and make sure they understand (a)you are genuine purchasers (b)you are ready to go, with finances arranged © you are chain free (d) you intend to proceed fast (e)but you will continue to appoint your preferred Brandon conveyancing firm - as opposed tothe ones that will provide the negotiator at the agency a referral fee or meet his conveyancing figures set by HQ.
Having had my offer accepted I require leasehold conveyancing in Brandon. Before I get started I require certainty as to the unexpired term of the lease.
Assuming the lease is registered - and almost all are in Brandon - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Brandon Conveyancing for Leasehold Flats - Sample of Questions you should ask before buying
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The answer will be useful as a) areas could result in problems in the block as the common areas may start to deteriorate if maintenance are not paid for b) if the leasehold owners have a dispute with the managing agents you will want to know about it What is the the remaining lease term? What restrictions exist in the Brandon Lease?