Is the fact that my conveyancer in Bromley is not on my mortgage company's solicitor panel that there is a problem with the standard of his conveyancing?
That is more than likely an incorrect assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer 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 Bromley conveyancing practice and ask them why they are no longer on the approved list for your bank.
Are you able to vouch for a Skipton Building Society sanctioned Bromley conveyancing practice that can complete within 28 days? Would it be better to use a high street Bromley practice or an internet firm?
We can recommend some very good Bromley conveyancing firms. Another option is to visit the main road in Bromley. Go in to two or three law practices and ask to speak with a conveyancing solicitor for a quote. Explain your requirements together with the reasons and ask for an assurance on speed. Appoint the one that you are most comfortable with.
My apartment in Bromley is up for sale and I have a buyer. Will the solicitor have to be required to be on the Nottingham conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Nottingham conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently at the moment.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Bromley?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Bromley. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Estate agents have just been given the go-ahead to market my basement flat in Bromley. Conveyancing has not commenced, however I have recently received a half-yearly service charge demand – what should I do?
Your conveyancing lawyer is likely to suggest that you should clear the service charge as normal given that all rents and service invoices should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Despite our best efforts, we have been unsuccessful in trying to purchase the freehold in Bromley. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a missing landlord or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to assess the price payable.
An example of a Freehold Enfranchisement decision for a Bromley residence is Ravensbourne Lodge 4 Highland Road in February 2013. the Tribunal held that the amount payable for the freehold was £22,268
I have just started marketing my basement flat in Bromley.Conveyancing solicitors are to be appointed soon but I have just received a half-yearly maintenance charge demand – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should clear the invoice as usual as all rents and maintenance charges should be allottedon completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially