We are purchasing a newly built duplex in Bromley and my lawyer is telling me that she is duty bound to the lender to disclose incentives from the developer. I am under pressure to sign contracts and I have no desire to delay matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
We see that you have a search directory identifying law firms on the Clydesdale conveyancing panel. Do companies pay you a commission if I instruct them for our own conveyancing in Bromley?
We are a listing service only for law firms wishing to communicate if they are on the Clydesdale conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Bromley.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Bromley?
There are many registered licenced Conveyancers in Bromley and Solicitor practices in Bromley who provide Conveyancing services We would stress that the two are regulated professionals specialising in the legal work in transferring property. Both can conduct associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I am assisting my sister sell her house in Bromley. Does the solicitor order an energy performance certificate or do I organise this?
Following the demise of HIPs, energy performance certificates was maintained a compulsory part of selling a house. An EPC should be commissioned prior to the property being advertised. This is not as aspect of the sale process that conveyancers normally arrange. Where you are using a Bromley conveyancing practitioner they might be able to arrange energy performance certificates given their relationships with reputable Bromley energy assessors
Virgin Money have agreed my mortgage in principle, my offer on a house in Bromley has been agreed to, what are the next steps?
The estate agent will wish to know who your solicitors are (ensure that the lawyers are on the bank’s approved list). Contact Virgin Money or the financial adviser and finalise any appropriate forms. Virgin Money will instruct a valuer who will get in touch with the selling agent or owners to schedule a slot for the valuation to occur. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. Virgin Money will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Bromley.
2 months have elapsed following my purchase conveyancing in Bromley concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Bromley is where the house is located. What do you suggest?
Flying freeholds in Bromley are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bromley you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bromley 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.
I have just started marketing my ground floor apartment in Bromley. Conveyancing has not commenced, however I have just received a half-yearly service charge invoice – Do I pay up?
It best that you pay the invoice as usual as all rents and maintenance invoices will be allotted 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 subsequent invoice date. Most managing agents 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.
I have had difficulty in trying to reach an agreement for a lease extension in Bromley. Can the Leasehold Valuation Tribunal adjudicate on premiums?
if there is a missing landlord or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to judgment on the amount due.
An example of a Freehold Enfranchisement matter before the tribunal for a Bromley property is Ravensbourne Lodge 4 Highland Road in February 2013. the Tribunal held that the amount payable for the freehold was £22,268