I do hope you can assist me. My Brighton solicitor is advising me that he has toapply for Brighton conveyancing searches asthe firm are on the Lloydsconveyancing panel. Is my solicitor correct?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a lender your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Brighton conveyancing searches.
Is there a reason why leasehold purchase conveyancing in Brighton costs more?
The conveyancing fees on a leasehold premises in Brighton is often more expensive than on a freehold residence. This is because there is an amount of additional time required in dealing with the freeholder and managing agents to collate the evidence concerning whether the rent and maintenance charges have been cleared and whether there are any large sums expected to be spent in the foreseeable future on repairs or maintenance of the building.
Can I be sure that the Brighton conveyancing solicitor on the HSBC panel is any good?
When it comes to conveyancing in Brighton seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor conducting your transaction.
Two weeks ago we had a mortgage agreed in principle with Principality. Brighton conveyancing solicitors are selected. How long does it take for Principality to issue the offer to the conveyancer?
Some lenders take longer than others. Have Principality completed the survey? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Principality have agreed my mortgage in principle, my offer on a apartment in Brighton has been agreed to, now what?
Your estate agent will want to be advised as to your lawyer's details (ensure that the property lawyers are on the lender’s approved list). Telephone Principality or your broker and complete any relevant forms. Principality will sellect a valuer who will get in contact with the estate agent or vendor to book a slot for the valuation to happen. Once conducted (assuming no problems) it takes about a week for the mortgage offer to be issued. Principality will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Brighton.
Is it necessary to pay for insurance to protect me from financial exposure to chancel repairs when buying a residence in Brighton?
Unless a prior acquisition of the premises completed post 12 October 2013 you may assume that conveyancing practitioners carrying out conveyancing in Brighton to remain recommending a chancel search and or chancel repair liability policy.
What advice can you give us when it comes to choosing a Brighton conveyancing firm to deal with our lease extension?
If you are instructing a conveyancer for your lease extension (regardless if they are a Brighton conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with several firms including non Brighton conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be useful:
-
Can they put you in touch with clients in Brighton who can give a testimonial?
Brighton Leasehold Conveyancing - Examples of Questions you should ask before Purchasing
-
This information is useful as a) areas could result in problems in the block as the communal areas may begin to deteriorate where repairs remain unpaid b) if the leasehold owners have a dispute with the running of the building you will need to know about it How much is the ground rent and service charge? If a Brighton lease has less than eighty years it will impact the value of the property. Check with your mortgage company that they are willing to to proceed given the lease term. A short lease means that you will most likely have to extend the lease at some point and you need to have some idea of what this will be. Remember, in most cases you will be required to have owned the residence for 24 months before you are entitled to extend the lease.
My friend mentioned that when choosing a conveyancing solicitors they need approved by your bank. This is my first home move but I have an offer in principle via Halifax and I already have a high street conveyancing solicitor in Brighton lined up. Does Halifax need an approved solicitor to be used? Does a directory of panel firms even exist so I can pick a conveyancing solicitor in Brighton?
You need to choose a solicitor that is on the Halifax panel. Simply ring your chosen Brighton conveyancing solicitor and ask if they are on the Halifax panel. If they are not approved you have numerous choices open to you here:
- Complete the purchase with your existing Brighton solicitor but Halifax will no doubt instruct a conveyancer on their approved panel. The net impact is additional cost together with probable frustration.
- Appoint a new lawyer to act in the purchase, making sure they are on the Halifax conveyancing panel.
- Convince your solicitor to do everything within their powers to get listed on the Halifax conveyancing panel.