Having been suggested to visit your company we were going to go ahead with a conveyancing solicitor in Bromley Common found on your site but have come across alternative estimates on the internet appear cheaper – how come?
You can find hundreds of solicitors offering what appear to be extremely cheap conveyancing in Bromley Common. We would urge you to give due consideration as to how important this transaction is to you that want to take 'cheap' risks in relation to the standard of the conveyancing. Many of them list a low fee to tempt you but hide additional charges in the small print..
My partner and I have lately acquired a house in Bromley Common. We have since encountered a number of issues with the house which we consider were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that should have been carried out as part of conveyancing in Bromley Common?
It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Bromley Common. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, a seller answers a form called a Seller’s Property Information Form. If the information turns out to be inaccurate, you may have a misrepresentation claim against the vendor 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.
Finally the sale completed on my house in Bromley Common last February but the buyer keeps calling every few hours to moan that her conveyancer needs to hear from mine. What are the post completion sale formalities now that I have sold?
Post completion of your disposal your conveyancer should send the transfer deeds and all additional paperwork to the buyer’s conveyancer. If applicable, your solicitor must also send confirmation that the mortgage has been repaid to the purchasers lawyers. There is unlikely to be post completion tasks just for conveyancing in Bromley Common.
We are getting a further advance on our mortgage from Bank of Ireland as we wish to carry out renovations to our property in Bromley Common. Are we obliged to appoint a high street Bromley Common solicitor on the Bank of Ireland conveyancing panel to deal with the paperwork?
Bank of Ireland don't usually instruct firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland list.
I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Bromley Common building society branch on a couple of occasions and was told it wasn't a problem and they would lend. My Bromley Common conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
As long as the property lawyer is on the bank panel, they must adhere to the Council of Mortgage Lenders’ Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am selling my house. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Clydesdale are being a right pain. The Bromley Common solicitor who is on the Clydesdale conveyancing panel is saying indemnity insurance will be fine but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have recentlybecome aware that Arc property Solicitors have been shut down. They carried out my conveyancing in Bromley Common for a purchase of a leasehold flat 9 months ago. How can I be sure that my home is not still registered in the name of the previous owner?
The quickest way to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Bromley Common conveyancing specialists.
I have just started marketing my garden flat in Bromley Common. Conveyancing is yet to be initiated, but I have recently received a half-yearly service charge invoice – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should pay the service charge as normal given that all rents and maintenance charges should be apportioned on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I am the leaseholder of a garden flat in Bromley Common. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the amount payable for the purchase of the freehold?
Where there is a absentee freeholder or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to arrive at the amount due.
An example of a Lease Extension case for a Bromley Common premises 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 related to 1 flat. The unexpired lease term was 50.57 years.