Are you able to suggest a Lloyds TSB Bank accepted Brixton conveyancing lawyer that can complete within 28 days? Am I best advised to unstruct a high street Brixton conveyancer or a national conveyancer?
We would be happy to suggest some excellent Brixton conveyancing firms. Another option is to visit the high street in Brixton. Go in to a couple of firms and request to see a conveyancing solicitor for a fee estimate. Discuss your requirements together with the reasons and get a commitment on your deadline. Choose the lawyer that you are most comfortable with.
I purchased a freehold property in Brixton yet pay rent, why is this and what is this?
It is rare for properties in Brixton and has limited impact for conveyancing in Brixton but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.
Forgive me if this question is silly but I am wet behind the ears as FTB of a ground floor flat in Brixton. Do I collect the keys to the property on the completion date from my lawyer? If so, I will instruct a High Street conveyancing solicitor in Brixton?
On the day of completion you will not be required to go to the conveyancers office in Brixton. Your solicitors will electronically transfer the completion advance to the owner’s lawyers, and shortly after the monies have arrived, you should be called to pick up the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
I am being told by my lawyer that lack of right of way insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Brixton?
The right level of lack of right of way indemnity insurance depends on your lender. It would differ for example between Nationwide Building Society and Leeds Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.
I am due to exchange contracts on my house. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Lloyds are being difficult. The Brixton solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
How does conveyancing in Brixton differ for new build properties?
Most buyers of new build or newly converted property in Brixton approach us having been asked by the seller to exchange contracts and commit to the purchase even before the property is ready to move into. This is because developers in Brixton typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Brixton or who has acted in the same development.
Is it best to appoint a Brixton conveyancing practitioner based in the location that I am hoping to buy? We have a good friend who can conduct the legal work however her office is 200miles drive away.
The benefit of a local Brixton conveyancing practice is that you can drop in to sign paperwork, hand in your identification documents and apply pressure on them if necessary. Having local Brixton know how is a bonus. That being said it's more important to get someone that will do a good and efficient job. If you know people who used your friend and in the main were happy that must outweigh using an unfamiliar Brixton conveyancing solicitor just because they are based in the area.
Our lawyer in Brixton has informed me that he requires proof of ID documents stating that this forms part of his obligations as a solicitor on the bank Conveyancing panel. Am I being spun a yarn?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the mortgage company. This is not specific to conveyancing in Brixton