My lawyer has informed me that flying freehold insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Brook Green?
The right level of flying freehold indemnity insurance depends on who your lender is. It would differ for example between Barclays and Coventry Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.
We were going to get a OIP from Nottingham this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nottingham recommend any Brook Green solicitors on the Nottingham conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Brook Green solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.
My offer was accepted on an apartment in Brook Green on 3/9/2025, valuation was booked 2 days after, all came back fine. Property lawyer appointed, so all that was missing was my mortgage offer. Having made daily calls to Bank of Ireland and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Bank of Ireland conveyancing panel. Are Bank of Ireland entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.
Despite weeks of looking the Title Certificate and documents to our house can not be found. The conveyancers who conducted the conveyancing in Brook Green 10 years ago no longer exist. What do I do?
In today’s world there are duplicates made of almost everything, and your solicitor will be aware exactly where to locate all the suitable documentation so you can buy or sell your property without a hitch. If duplicates can’t be found, your solicitor may be able to arrange cover in the form of insurance or indemnities protecting you against possible claims on your premises.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Brook Green is the location of the property. What do you suggest?
Flying freeholds in Brook Green are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Brook Green you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brook Green 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 premises.
Taking into account that I am about to part with hundreds of thousands of pounds on a house in Brook Green I would like to have a conversation with the solicitor about mytransaction prior to instructing the firm. Can this be arranged?
This is something that we recommend - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor who will be carrying out your conveyancing in Brook Green.There is no ‘factory style conveyancing’ - each client is unique individual, not a file reference. The practices that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Brook Green should be the amount on the final invoice that you end up paying.
My father-in-law has suggested that I instruct his lawyers for conveyancing in Brook Green. Should I choose my own conveyancer?
Much as we are happy to recommend a Brook Green conveyancing lawyer the ideal way to select a conveyancing lawyer is to get guidance from friends or family who have previously instructed the solicitor you're considering.
I happen to be an executor of my recently deceased parent's Will, with a house in Brook Green which will be sold. The property is unregistered at HMLR and I'm advised that many EAs will insist that it is completed before they'll proceed. What's the mechanism for this?
In the circumstances you refer to it seems sensible to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.