As someone with no idea as to the Brockley conveyancing process what is your top tip you can give me for the house moving process in Brockley
Not many law firms or advisers will tell you this but conveyancing in Brockley and elsewhere in England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there exists an abundance of room for friction between you and other parties involved in the legal transfer of property. For example, the vendor, estate agent and even potentially your bank. Selecting a law firm for your conveyancing in Brockley is a critical decision as your conveyancer is your adviser, and is the ONLY person in the legal process whose interest is to act in your legal interests and to keep you safe.
Sometimes a potential adversary will attempt to convince you that it is in your interests to do things their way. For instance, the estate agent may claim to be assisting by claiming that your conveyancer is wrong. Or your mortgage broker may advise you to do take action that is contrary to your solicitors advice. You should always trust your lawyer above all other parties in the conveyancing process.
How does conveyancing in Brockley differ for new build properties?
Most buyers of new build residence in Brockley come to us having been asked by the builder to sign contracts and commit to the purchase even before the property is built. This is because developers in Brockley usually purchase the land, 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 conveyancers 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 accustomed to new build conveyancing in Brockley or who has acted in the same development.
How do I use the search facility to locate a conveyancing solicitor in Brockley on the authorised to act for my bank?
1st select a mortgage company such as Lloyds TSB Bank, Barnsley Building Society or Platform Home Loans Ltd then choose your preferred area for example Brockley. Conveyancing firms in Brockley and across England and Wales will then be listed.
I need to instruct a conveyancing solicitor for my conveyancing in Brockley. I have land on a site which seems to have the ideal solution If there is a chance to get all this stuff done via email that would be preferable. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Can you provide any advice for leasehold conveyancing in Brockley from the perspective of expediting the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Brockley can be bypassed if you instruct lawyers the minute you market your property and ask them to collate the leasehold information which will be required by the purchasers’ solicitors. Some Brockley leases require Licence to Assign from the landlord. If this is the case, you should place the estate agents on notice to make sure that the purchasers obtain bank and professional references. The bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors. If you hold a share in a the freehold, you should ensure that you hold the original share document. Organising a new share certificate can be a lengthy formality and frustrates many a Brockley conveyancing transaction. Where a reissued share is needed, you should approach the company director and secretary or managing agents (if relevant) for this as soon as possible. In the event that you altered the property did you need the Landlord’s approval? In particular have you installed wooden flooring? Brockley leases often stipulate that internal structural alterations or laying down wooden flooring require a licence from the Landlord consenting to such changes. Where you fail to have the paperwork to hand do not communicate with the landlord without contacting your conveyancer in the first instance.
I have given up negotiating a lease extension in Brockley. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a missing landlord or if there is dispute about what the lease extension should cost, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to make a decision on the amount due.
An example of a Lease Extension case for a Brockley residence is Flat b 14 Kemble Road in May 2014. The Tribunal assessed the value of the premium payable for the lease extension to be £9,761 This case was in relation to 1 flat.
I today plan to offer on a house that appears to tick a lot of boxes, at a reasonable figure which is making it more attractive. I have subsequently found out that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns buying a leasehold house in Brockley. Conveyancing lawyers have are about to be appointed. Will my lawyers set out the implications of buying a leasehold house in Brockley ?
Most houses in Brockley are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. We note that you are purchasing in Brockley in which case you should be looking for a Brockley conveyancing practitioner and check that they are used to transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a leaseholder you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as requiring the landlord’sconsent to carry out alterations. You may also be required to pay a service charge towards the upkeep of the estate where the property is located on an estate. Your conveyancer should advise you fully on all the issues.