Last April we completed a house move in Bromley Common. We have since encountered a number of problems with the house which we believe were missed in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that needed to have been ordered for conveyancing in Bromley Common?
The query is vague as to the nature of the problems and if they are relate to conveyancing in Bromley Common. Conveyancing searches and investigations initiated during the legal transfer of property are designed to help avoid problems. As part of the process, the vendor fills in a document called a Seller’s Property Information Form. answers ends up being misleading, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Bromley Common.
How does conveyancing in Bromley Common differ for newly converted properties?
Most buyers of new build or newly converted property in Bromley Common come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is finished. This is because builders in Bromley Common tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Bromley Common or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what should have been a simple, chain free conveyancing. Bromley Common is where the house is located. Can you offer any opinion?
Flying freeholds in Bromley Common are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bromley Common you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bromley Common may decide 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.
How difficult is it to switch firm as I have to find one who is on the Norwich and Peterborough Building Society conveyancing list. I had appointed a family conveyancing solicitor in Bromley Common round the corner but she is not approved by Norwich and Peterborough Building Society
It would be our pleasure to assist you select a conveyancing solicitor in Bromley Common on the Norwich and Peterborough Building Society panel. Please note that the conveyancers that we list do not pay us a referral fee if you instruct them and are fully regulated by the SRA who oversee all conveyancing solicitors in Bromley Common. In making use of the find a conveyancing solicitor tool on this website, you can contrast fees for conveyancing solicitors in Bromley Common and beyond.
Do you have any advice for leasehold conveyancing in Bromley Common from the point of view of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Bromley Common can be reduced if you instruct lawyers as soon as your agents start marketing the property and ask them to collate the leasehold documentation which will be required by the purchasers’ solicitors. Many freeholders or Management Companies in Bromley Common charge for supplying management packs for a leasehold home. You or your lawyers should find out the actual amount of the charges. The management pack can be applied for on or before finding a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most common reason for frustration in leasehold conveyancing in Bromley Common. If you have the benefit of shareholding in the freehold, you should make sure that you are holding the original share certificate. Obtaining a duplicate share certificate can be a time consuming formality and delays many a Bromley Common home move. If a new share certificate is required, do contact the company director and secretary or managing agents (where applicable) for this at the earliest opportunity. If you have had conflict with your freeholder or managing agents it is essential that these are settled prior to the flat being put on the market. The purchasers and their solicitors will be reluctant to purchase a property where a dispute is unsettled. You may need to swallow your pride and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is better to present the dispute as historic rather than unsettled. Some Bromley Common leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers.
I have tried to negotiate informally with with my landlord for a lease extension without success. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Bromley Common conveyancing firm to act on my behalf?
if there is a missing landlord or if there is disagreement about what the lease extension should cost, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to determine the amount due.
An example of a Lease Extension matter before the tribunal for a Bromley Common flat is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case was in relation to 1 flat. The unexpired residue of the current lease was 50.57 years.
Me and my partner are purchasing a three bedroom first floor flatin Bromley Common with a mortgage from a mortgage company. We like our conveyancer in Bromley Common but our lender says she’s not on their "panel". Apparently we need to choose from the our bank panel solicitors or keep our Bromley Common solicitor and incur the extra costs for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. The bank home loan offered to you is subject to conditions, one of which will be that solicitors will on the lender's conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels, including many conveyancing solicitors in Bromley Common : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for your bank.