I am soon to exchange buying a property in Bromley but as a result of wreckage from the recent storms I have managed to agree reparation from the owner of three thousand pounds in the form of a adjustment in the price. This was going to be dealt with as part of amending the contract but UBS will not agree to this. Why were they notified?
Your lawyer being on a UBS conveyancing panel is duty bound to inform UBS of any amendments to the sale price. If you were to refuse your property lawyer to report the reduction to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new solicitor for your conveyancing in Bromley.
When looking at consumer advice sites for a recommended lawyer in Bromley, many advise that I should use a CQS accredited solicitor. Can you explain what CQS is?
The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with prudent and efficient conveyancing processes through the scheme protocol the standard includes numerous organisations who handle conveyancing in Bromley.
I am being advised by my solicitor that defective lease insurance is needed on my purchase. What is the level of cover for Bromley conveyancing?
The right level of defective lease indemnity insurance depends on who your lender is. It would differ for example between Barclays and The Royal Bank of Scotland. Conveyancing solicitors as opposed to members of the public take out such policies.
Two weeks ago we had a mortgage agreed in principle with Skipton. Bromley conveyancing lawyers are chosen. How long does it take for Skipton to forward the offer to the property lawyer?
Some lenders take longer than others. Have Skipton completed the valuation? Have you informed Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
At last I have had an offer on a maisonette in Bromley agreed to, the sellers do nevertheless have a dependent purchase. The sellers have offered on somewhere, however it’s not yet agreed to, and are looking at other flats in the pipeline. I have chosen a local conveyancing solicitor in Bromley. What do I do now? At what point should I apply for the mortgage with Bank of Ireland?
It is usual to have concerns where there is a chain as you are unlikely to want to incur costs too early (home loan application is in the region of £1k, then survey, Bromley conveyancing search charges, etc). First, you should check that your conveyancer is on the Bank of Ireland conveyancing panel. Regarding the next steps this very much depends on the circumstances of your transaction, attraction to this property and on the state of the market. In a buoyant market many home buyers would apply for a home loan with Bank of Ireland and arrange for the valuation and only if it was satisfactory would they pay their conveyancer to press on with searches.
The deeds to my home can not be found. The conveyancers who did the conveyancing in Bromley 10 years ago are no longer around. What are my next steps?
You no longer need to have the physical official documentation to prove you are the owner of your registered land or property, as the Land Registry hold details of all registered land or property electronically.
How do I locate a Bromley law firm on the Aldermore conveyancing panel? I have a car and am prepared to travel upto 10miles to meet the conveyancer.
You can use the facility on this website. Please select a mortgage company and your location and you will see a number of Bromley conveyancing lawyers based on proximity. We have listed some Bromley conveyancing firms at the bottom of this page and you can telephone them to verify whether they are on the Aldermore panel
I want to rent out my leasehold apartment in Bromley. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?
Some leases for properties in Bromley do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I am the leaseholder of a garden flat in Bromley. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the amount due for the purchase of the freehold?
if there is a missing freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to assess the premium.
An example of a Lease Extension case 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 number of years remaining on the existing lease(s) was 72 years.