Me and my partner are due to complete on the purchase of a house in Brighton but as a result of wreckage from the recent storms I have managed to agree recompense from the current proprietors in the sum of £2k by way of a deduction in the price. I had intended this to be addressed as part of a side agreement yet Bank of Ireland are not allowing this. Why were they involved?
Your conveyancing practitioner being on the Bank of Ireland conveyancing panel is obliged to disclose to Bank of Ireland of any variations to the sale price. If you were to refuse your solicitor to disclose the price change to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new conveyancer for your conveyancing in Brighton.
It is 10 years ago since I purchased my house in Brighton. Conveyancing solicitors have recently been instructed on the sale but I can't find my title documents. Will this jeopardise the sale?
Don’t worry too much. First there is a chance that the deeds will be with your mortgage company or they may stored with the conveyancers who oversaw the purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring up to date copy of the land registers. Almost all conveyancing in Brighton relates to registered property but in the unlikely event that your property is not registered it is more of a problem but is resolvable.
A colleague advised me that in purchasing a property in Brighton there may be various restrictions as to what one can do in terms of external changes to a property. Is this right?
There are anumerous of properties in Brighton which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Brighton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
When it comes to lenders such as Leeds Building Society, do Brighton property lawyers incur a yearly amount to be on the list of approved solicitors?
We are not aware of any bank fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
My wife and I have arranged a further advance on our home loan from Skipton as we wish to carry out improvements to our home in Brighton. Do we need to choose a bricks and mortar Brighton solicitor on the Skipton conveyancing panel to deal with the paperwork?
Skipton do not ordinarily instruct firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton list.
I acquired my apartment on 16 February and the transaction details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Brighton expressed confidence that it will be recorded in less than a month. Are properties in Brighton particularly slow to register?
There is nothing unique when it comes to conveyancing in Brighton registration formalities. As opposed to being determined by geographic area, timeframes can vary depending on the party submitting the application, whether there are errors and if the Land registry communicate with any third persons or bodies. Currently roughly 80% of such applications are completed in less than three weeks but occasionally there can be protracted delays. Historically registration occurs once the new owner is living at the premises therefore post completion formalities is not always an essential issue but if it is urgent that the the registration takes place urgently then you or your lawyers could speak with the land registry and explain the circumstances.
In what way can the Landlord & Tenant Act 1954 affect my commercial premises in Brighton and how can you help?
The particular law that you refer to affords protection to commercial tenants, granting the right to apply to court for a renewal lease and remain in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and assist with commercial conveyancing in Brighton
Am in the process of purchasing my 1st property in Brighton. Conveyancing solicitor already chosen. The financial consultant suggested that a survey is not needed as the property was only built in 1997.
At the very least you should have a Home Buyer's Report. As the premises was constructed over a decade ago the property will not come with a warranty, so you would be well advised not to take a risk. For a property that age with no signs of problems a Home Buyer's report may suffice. They will highlight any obvious problems and recommend further investigation if relevant. Where there are any indications of material issues obtain a comprehensive structural survey.