The mortgage offer from Nationwide for the remortgage of my 4 bedroom garden flat is coming by the end of next week. Can you put forward a low cost conveyancing practitioner in Bromley?
This site is not designed to aid those in pursuit of cut-price fees for conveyancing solicitors in Bromley. Our goal is to offer affordable conveyancing but we do not work with the cheapest lawyers. Do not be fooled by companies offering the bait of £100 conveyancing in Bromley. Optimistically, in going for low cost conveyancing, you will earn what you pay for and at worst it will result in you with a surprising uplift in additional fees and still not end up with the service expected.
Can you clarify what the consequences are if my lawyer’s firm is suspended from the Barclays Conveyancing panel ahead of completing my conveyancing in Bromley?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Should our conveyancer be asking questions about flooding as part of the conveyancing in Bromley.
The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Bromley. Plenty of people will buy a property in Bromley, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Solicitors are not qualified to impart advice on flood risk, however there are a various checks that can be carried out by the buyer or by their conveyancers which should give them a better appreciation of the risks in Bromley. The standard information sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the vendor to determine if the property has suffered from flooding. In the event that the residence has been flooded in past and is not disclosed by the seller, then a buyer could bring a claim for damages resulting from an incorrect reply. A purchaser’s solicitors should also carry out an environmental search. This should reveal whether there is any known flood risk. If so, additional inquiries should be conducted.
I bought my flat on 12 January and the transaction details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Bromley expressed confidence that it will be recorded in a couple of weeks. Are titles in Bromley uniquely lengthy to register?
As far as conveyancing in Bromley is concerned, registration is no faster or slower than the rest of the country. Rather than based on location, timeframes can adjust depending on the party submitting the application, whether there are errors and if the Land registry communicate with any interested persons or bodies. At present approximately three quarters of submission are fully dealt with within 12 days but occasionally there can be longer delays. Historically registration takes place once the purchaser has moved in to the property therefore 'speed' is not always top priority yet if it is urgent that the the registration takes place urgently then you or your lawyers must communicate with the Registry to express the reasoning for an expedited registration.
I have been pointed in your direction by numerous selling agents in Bromley to choose a solicitor using your seach tool. Is there a financial inducement for Estate Agents to promote your lawyers over and above a competitor’s?
We refuse to make any referral fee for pointing buyers and sellers our way. We thought it would be too underhand a fee because home movers will think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I've recently bought a leasehold property in Bromley. Am I liable to pay service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee 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. A critical element 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).
After months of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Bromley. Can we issue an application to the Residential Property Tribunal Service?
if there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to arrive at the premium.
An example of a Lease Extension matter before the tribunal for a Bromley residence is 70 Andace Park Gardens 133-149 Widmore Road in November 2013. Tribunal determined that the premium payable for the lease extension was £10,052 This case was in relation to 1 flat. The unexpired lease term was 72 years.