Recently been in touch with my conveyancing solicitor in Bromley who conducted the legals two years ago and wanted a conveyancing quote based on the same type of house sale & purchase (a leasehold premises and a freehold premises) of similar values with a mortgage from Bank of Ireland. It looks as though am now being quoted double. Am I right to be tempted to shop around for an alternative firm of conveyancing solicitor?
The quote is slightly on the expensive side. If you you were to look around you might get the conveyancing a bit cheaper by say a hundred pounds. On the other hand, if you were happy with the service the firm gave you maycome to regret opting for an an untested conveyancer. If is important to check the conveyancer can also act for Bank of Ireland. Do employ our search tool to select a Bromley conveyancing firm on the Bank of Ireland conveyancing panel, which can often include conveyancing solicitors in Bromley.
I have been told that property searches are a common cause of hinderance in Bromley house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not figure within the common causes of delays during the legal transfer of property. Local searches are unlikely to feature in any holding up conveyancing in Bromley.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Bromley. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Bromley
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Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
Due to the input of my in-laws I had a survey completed on a property in Bromley prior to appointing lawyers. I have been told that there is a flying freehold overhang to the house. The surveyor has said that some banks will refuse to give a mortgage on this type of premises.
It varies from the lender to lender. HSBC has different instructions for example to Nationwide. If you call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Bromley. Conveyancing will be smoother if you use a solicitor in Bromley especially if they are acquainted with such properties in Bromley.
In what way does the Landlord & Tenant Act 1954 impact my commercial premises in Bromley and how can your lawyers assist?
The particular law that you refer to provides a safeguard to business tenants, granting the dueness to apply to court for a new tenancy and continue in occupation when the lease reaches an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and assist with commercial conveyancing in Bromley
We expect to complete the disposal of our £175,000 maisonette in Bromley next Thursday. The freeholder has quoted £420 for Certificate of Compliance, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Bromley?
Bromley conveyancing on leasehold flats usually necessitates the purchaser’s solicitor submitting enquiries for the landlord to answer. Although the landlord is under no legal obligation to answer such questions the majority will be willing to do so. They are at liberty to levy a reasonable charge for responding to questions or supplying documentation. There is no upper cap for such fees. The average costs for the information that you are referring to is £350, in some cases it is in excess of £800. The administration charge invoiced by the landlord must be sent together with a synopsis of entitlements and obligations in respect of administration fees, otherwise the charge is not strictly payable. In reality one has no choice but to pay whatever is demanded should you wish to complete the sale of your home.
I am the leaseholder of a first floor flat in Bromley. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the premium due for a lease extension?
Most certainly. We are happy to put you in touch with a Bromley conveyancing firm who can help.
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 term was 72 years.