Do all mortgage companies provide you with an approved list of Brockley conveyancing solicitors? How do you know who is on the Yorkshire BS conveyancing panel?
Brockley conveyancing firms themselves provide us confirmation that they are on the Yorkshire BS conveyancing panel as opposed to being supplied with a list from Yorkshire BS directly.
My stepmother informed me that in purchasing a property in Brockley there could be various restrictions prohibiting external changes to the property. Is this right?
We are aware of anumerous of properties in Brockley which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Brockley should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am currently in the process of buying my council flat in Brockley. I have a mortgage agreed with Virgin Money. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.
Clydesdale have agreed my home loan in principle, my bid on a flat in Brockley has been accepted, now what?
Your property agent will wish to know who your solicitors are (make sure the solicitors are on the lender’s panel). Telephone Clydesdale or the financial adviser and complete any relevant forms. Clydesdale will appoint a valuer who will get in contact with the estate agent or owners to arrange a slot for the valuation to take place. Once carried out (assuming no problems) it takes on average a week to get a mortgage offer. Clydesdale will issue 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 Brockley.
I got the keys to my home on 5 May and my personal details is yet to be on the land registry website. Should I be concerned? My conveyancing solicitor in Brockley said it would be dealt with in less than a month. Are properties in Brockley uniquely lengthy to register?
There is nothing unique about conveyancing in Brockley registration formalities. As opposed to being determined by geographic area, timescales can vary subject to who lodges the application, whether it is in order and whether the Land registry communicate with any 3rd parties. Currently approximately three quarters of such applications are fully dealt with within 12 days but occasionally there can be protracted hold-ups. Historically registration is effected after the new owner is living at the property so 'speed' is not typically an essential issue but if there is a degree of urgency associated with the registration then you or your lawyers could contact the land registry and explain the circumstances.
I opted to have a survey done on a property in Brockley ahead of instructing solicitors. I have been informed that there is a flying freehold overhang to the property. Our surveyor has said that some mortgage companies tend not issue a mortgage on a flying freehold premises.
It depends who your proposed lender is. Santander has different instructions from Halifax. If you e-mail us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Brockley. Conveyancing will be smoother if you use a solicitor in Brockley especially if they are accustomed to such properties in Brockley.
I need to appoint a conveyancing solicitor for purchase conveyancing in Brockley. I've stumble across a web site which looks to be the perfect solution If it is possible to get all the legals done via web that would be ideal. Should I be wary? What should out be looking out for?
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?
Do you have any top tips for leasehold conveyancing in Brockley from the perspective of speeding up the sale process?
- Much of the delay in leasehold conveyancing in Brockley can be avoided where you get in touch lawyers the minute you market your property and ask them to put together the leasehold information needed by the buyers’ representatives. You believe that you know the number of years remaining on your lease but it would be wise to verify this by asking your lawyers. A buyer’s lawyer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the lease term is less than 75 years. In the circumstances it is essential at an early stage that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. Some Brockley leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand bank and professional references. Any bank reference should make it clear that the buyer is able to meet the yearly 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 service charge figures so that they can pass this information on to the purchasers or their solicitors. The majority of landlords or managing agents in Brockley levy fees for providing management packs for a leasehold premises. You or your lawyers should discover the fee that they propose to charge. The management information can be applied for as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Brockley.
I have attempted and failed to negotiate with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Brockley conveyancing firm to help?
in cases where there is a missing landlord or if there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to assess the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Brockley property 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.