I require conveyancing for a flat in a fairly new development (seven years old) in Brook Green. The vast majority the properties are already disposed of. Do I need carry out the neighbourhood searches for my conveyancing in Brook Green?
You would be taking a significant risk in failing 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 mortgage free there is no legal necessity to have them, but we would strongly advise in the strongest possible terms that you have them. Where speed and expenses are top of your issues you should consider with your lawyer about the options such as lack of search insurance available to you
My lawyer in Brook Green is not on the National Westminster Bank Solicitor Panel. Is it possible for me to use my prefered solicitor even though they are not on the National Westminster Bank panel?
The limited options available to you here include:
- Carry on with your preferred Brook Green solicitors but National Westminster Bank will need to retain a solicitor on their list of acceptable firms. This will result in additional total legal fees and result in delays.
- Choose an alternative solicitor to to deal with the purchase, remembering to check they are on the National Westminster Bank panel
It has been 2 months following my purchase conveyancing in Brook Green completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. 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 residence 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 am looking for a ground for flat up to £195,000 and identified one round the corner in Brook Green I like with a park and railway links nearby, the downside is that it only has 49 years unexpired on the lease. I can't really find anything else in Brook Green suitable, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a home loan that many years will be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you could request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.
My husband and I are FTB’s - had an offer accepted, but the agent told us that the owners will only proceed if we appoint their preferred conveyancers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a high street solicitor accustomed to conveyancing in Brook Green
It is improbable the vendors are driving this. If they desire ‘a quick sale', turning down a motivated buyer is likely to cause more damage than good. Try to communicate with the owners directly and make the point that (a)you are keen to buy (b)you are ready to progress, with finances arranged © you are chain free (d) you intend to proceed fast (e)however you are going to use your preferred Brook Green conveyancing firm - rather thanthe ones that will give their negotiator at the agency a commission or meet his conveyancing figures set by head office.
Why is it not possible to complete our conveyancing in Brook Green on Good Friday?
This is due to the fact that on completion the purchase price will be transferred electronically between the banks of the buyer and seller's conveyancer and at present this can only occur on a working day. It is not possible to complete on a weekend either.