I am need of leasehold conveyancing for a flat in a fairly new development (6 years built) in Brook Green. The vast majority the properties have already been occupied. Is it really necessary to order neighbourhood searches as part of conveyancing in Brook Green?
You are opening yourself up to an unnecessary risk in not carrying out Brook Green conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would strongly advise in no uncertain terms that you have them. If time pressures and expenses are primary concerns you should discuss with your solicitor about the viability of search insurance
My Solicitor in Brook Green is not listed on the The Royal Bank of Scotland Solicitor Panel. Can I still retain my family solicitor even though they are excluded from the The Royal Bank of Scotland panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your existing Brook Green solicitors but The Royal Bank of Scotland will need to use a lawyer on their panel. This will result in additional total conveyancing charges and result in delays.
- Get an alternative practitioner to to deal with the conveyancing, not forgetting to check they are on the The Royal Bank of Scotland panel
3 months have gone by since my purchase conveyancing in Brook Green took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I have been on the look out for a leasehold apartment up to £305k and found one close by in Brook Green I like with amenity areas and station in the vicinity, however it's only got 52 years unexpired on the lease. I can't really find anything else in Brook Green for this price, so just wondered if I would be making a grave error buying a short lease?
If you need a home loan the shortness of the lease will be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
We're FTB’s - had an offer accepted, yet the property agent advised that the vendor will only move forward if we appoint their recommended conveyancers as they are insisting on a ‘quick sale’. We would rather use a family solicitor accustomed to conveyancing in Brook Green
We suspect that the seller is unaware of this requirement. Should the seller desire ‘a quick sale', alienating a serious buyer is going to damage their objectives. Speak to the owners direct and make the point that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you intend to use your preferred Brook Green conveyancing lawyers - not the ones that will earn their negotiator at the agency a commission or achieve conveyancing targets pre-set by senior management.
Why can't I complete our conveyancing in Brook Green on May bank holiday?
Because on completion the purchase price needs to pass between the banks of the purchaser and owner’s conveyancer and currently this can only occur on a working day. It is not possible to complete on a weekend either.