We are buying a 1 bedroom flat in Bromley Common with a mortgage. We would like to retain our Bromley Common lawyer, however the mortgage company advise he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or keep our Bromley Common conveyancer as well as pay for one of their panel lawyers to represent them. We consider that this is inequitable; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower 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 Bromley Common conveyancing lawyer to apply to be on the conveyancing panel.
Do the conveyancing lawyers listed on your site execute auction conveyancing in Bromley Common?
There are a number of niche lawyers we can put you in touch with those who can conduct auction conveyancing. Bromley Common is one of hundreds of locations where our lawyers cover.
We are selling our apartment in Bromley Common. Does the conveyancer need to be required to be on the Co-operative conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Co-operative conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.
Should our conveyancer be raising questions concerning flooding as part of the conveyancing in Bromley Common.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Bromley Common. Plenty of people will purchase a house in Bromley Common, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to impart advice on flood risk, but there are a number of searches that can be carried out by the purchaser or by their conveyancers which can figure out the risks in Bromley Common. The conventional set of property information forms sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual inquiry of the vendor to discover if the premises has historically flooded. In the event that the premises has been flooded in past which is not revealed by the vendor, then a buyer may issue a claim for damages resulting from an misleading reply. A buyer’s conveyancers will also conduct an enviro report. This should indicate if there is a recorded flood risk. If so, further investigations will need to be conducted.
How does conveyancing in Bromley Common differ for new build properties?
Most buyers of new build property in Bromley Common approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Bromley Common typically 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 conveyancers 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.
My company is intending to lease a unit on the high street. Can you recommend lawyers offering fixed costs for non-domestic conveyancing in Bromley Common for under £1,200?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Bromley Common, including the sale and acquisition of businesses as well as simply premises. If you are intending to buy or dispose of a shop, pub, restaurant, office, retail unit or a complete business we can find you the right firm. As for the fees these will vary based on the structure and terms of the proposed transaction. Please provide us with your details or phone us so that we can supply you with a detailed commercial conveyancing quote.