Am I correct in assuming that the fact that my conveyancer in Brixton is not listed on my bank's conveyancing panel that there is a problem with the quality of his work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume 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. If you are concerned you should simply call the Brixton conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
When will exchange of contracts occur in sale conveyancing in Brixton and am I required to attend the lawyers office?
Where you are local to one of the conveyancing solicitors in Brixton you are welcome to attend to sign contracts. However, the firms we recommend supply countrywide coverage for conveyancing and provide just as diligent and professional a job for you when communicating with you digitally. The signing of the purchase agreement is not the important part. Signing on the dotted line simply enables the firm to exchange contracts at the suitable time, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Brixton)to be in the office available at the end of the phone to exchange contracts.
We are planning to buy with Earl Shilton BS. We have called around locally but am unable to find a Brixton conveyancing firm on the Earl Shilton BS approved list. Could you assist?
Please do take advantage of the find a conveyancing panel solicitor tool on this site. Please choose the building society and type Brixton or your location and you will discover numerous conveyancers located in Brixton or nearest you.
I have decided to exercise my right to buy my property in Brixton off the council. I have a mortgage offer with Lloyds. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
It is unclear whether my mortgage offer requires a lease extension. I have called my Brixton bank branch on a couple of occasions and was advised it wasn't an issue and they would lend. My Brixton conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend based on their specific requirements. I have no idea who is right.
The conveyancing practitioner must comply with the Council of Mortgage Lenders’ Handbook section two requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
Our sealed bid on a house in Brixton has been agreed to, but there is a chain. The owners have offered on somewhere, but it’s not been accepted yet, and are looking at other apartments booked. I have instructed a nearby conveyancing solicitor in Brixton. What should be my next step? At what point do I apply for the mortgage with Lloyds?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of £1k, then survey, Brixton conveyancing search costs, etc). The first thing to do is check that your conveyancing practitioner is on the Lloyds approved list. As to the subsequent stages this very much dictated by the circumstances of your case, attraction to the property and on the state of the market. During a buoyant market some buyers will apply for the mortgage with Lloyds and pay for the valuation and only if it was satisfactory would they pay their conveyancer to proceed with searches.
A relative advised me that where I am buying in Brixton I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually quoted for as part of the standard Brixton conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Brixton around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Brixton Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Brixton Education with maps and statistics, Local Amenities and other useful data regarding Brixton.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Brixton is the location of the property. Can you offer any guidance?
Flying freeholds in Brixton are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Brixton you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brixton may determine 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 residence.