Having sold my house in Brockley last September but the buyer keeps telephoning daily to say his solicitor is waiting to hear from mylawyer. What are the post completion sale formalities following completion?
Following your disposal your conveyancer should deliver the transfer documentation and all of the paperwork to the purchaser's conveyancer. Depending on the transaction, your conveyancer should also confirm that the legal charge in favour of the lender has been redeemed to the buyers conveyancers. There are no post completion procedures unique to conveyancing in Brockley.
I am looking to buy a flat and require a conveyancing solicitor in Brockley who is on the Platform Home Loans Ltd conveyancing. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Platform Home Loans Ltd in certain locations such as Brockley. We dont recommend any particular firm.
Will my solicitor be raising enquiries concerning flooding during the conveyancing in Brockley.
Flooding is a growing risk for solicitors conducting conveyancing in Brockley. There are those who purchase a house in Brockley, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Lawyers are not best placed to offer advice on flood risk, however there are a various checks that may be initiated by the purchaser or on a buyer’s behalf which will give them a better appreciation of the risks in Brockley. The standard property information forms given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a standard question of the seller to discover if the property has suffered from flooding. In the event that flooding has previously occurred which is not notified by the seller, then a buyer could commence a claim for damages as a result of such an inaccurate response. The purchaser’s lawyers will also carry out an enviro search. This will higlight if there is any known flood risk. If so, more detailed inquiries will need to be initiated.
Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a quick, no chain conveyancing. Brockley is the location of the property. Is there any advice you can give?
Flying freeholds in Brockley are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Brockley you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brockley 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 property.
Last December I purchased a leasehold house in Brockley. Am I liable to pay service charges for periods before my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have had difficulty in trying to reach an agreement for a lease extension in Brockley. Can this matter be resolved via the Leasehold Valuation Tribunal?
Absolutely. We can put you in touch with a Brockley conveyancing firm who can help.
An example of a Lease Extension case for a Brockley flat 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 affected 1 flat.
How easy is it to change a solicitor as I need to find a Brockley based one who is on the bank conveyancing panel. Is it practical to instruct different lawyers?
If you haven't yet instructed a conveyancer to start work and have just received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Brockley that you're thinking of instructing.