At what point can the exchange of contracts occur in sale conveyancing in Brunswick Park and am I required to be at the solicitors branch?
If you are round the corner to one of the conveyancing solicitors in Brunswick Park you are invited in to sign the paperwork. However, the law practices we recommend provide countrywide coverage for conveyancing and give just as comprehensive and professional a job for you when communicating with you electronically. The signing of the property agreement is not the important part. A signed contract simply enables the firm to officially exchange when the time is right, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Brunswick Park)to be in the office at the appropriate time.
Forgive me if this question is silly but I am unexperienced as FTB of a ground floor flat in Brunswick Park. Do I collect the keys to the premises on the completion date from my solicitor? If so, I will find a local conveyancing solicitor in Brunswick Park?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the owner’s solicitors, and once they have received this, you should be able to receive the keys from the Estate Agents and move into your new home. Usually this happens between 1 and 3pm.
We previously selected solicitors located in Brunswick Park on the Principality solicitor panel. They have just invoiced me a supplemental charge for the legal aspects of the Principality mortgage. Is this a supplemental conveyancing fee specified by Principality?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your property lawyer is entitled to charge a fee for this. This fee is not set by Principality but by your Brunswick Park conveyancing practitioner. Some firms on the Principality panel will charge an ‘acting for lender’ fee and others do not.
We expect to receive a DIP from Skipton 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 Skipton recommend any Brunswick Park solicitors on the Skipton conveyancing panel, or is it better to go independently?
You will need to appoint Brunswick Park solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
I have been on the look out for a ground for flat up to £235,500 and identified one close by in Brunswick Park I like with amenity areas and railway links nearby, however it only has 61 years unexpired on the lease. There is not much else in Brunswick Park in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a home loan the shortness of the lease will be problematic. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.
I'm remortgaging my current house to a buy to let mortgage with Nottingham Building Society and I will use the ballance of the raised equity as a deposit on another house. The neighborhood we are interested in is Brunswick Park. Will your lawyers be able to act for the two lenders and tie in the conveyances?
Make use of our search tool on this page to ensure that the conveyancers are on the relevant lender panels. On the basis that they are your conveyancer will be able to tie up the two conveyancing matters but you should talk with you conveyancer and make apparent your expectations and needs.
I am looking for a conveyancing practitioner in Brunswick Park for my house move. Is it possible to see a solicitor's complaints history with the profession’s regulator?
Anyone can read documented Solicitor Regulator Association (SRA) decisions arising from investigations commenced on or after Jan 2008. Visit Check a solicitor's record. For information Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The SRA may recorded call for training purposes.
Do you have any advice for leasehold conveyancing in Brunswick Park from the point of view of expediting the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Brunswick Park can be reduced where you get in touch lawyers as soon as your agents start advertising the property and request that they start to put together the leasehold information needed by the purchasers’ conveyancers. A minority of Brunswick Park leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. The bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers. Many landlords or managing agents in Brunswick Park levy fees for supplying management packs for a leasehold property. You or your lawyers should enquire as to the actual amount of the charges. The management information can be applied for on or before finding a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Brunswick Park. If there is a history of conflict with your landlord or managing agents it is very important that these are resolved prior to the flat being put on the market. The buyers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You may need to swallow your pride and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is better to reveal the dispute as historic as opposed to unsettled.
Having spent years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Brunswick Park. Can we issue an application to the Residential Property Tribunal Service?
Most definitely. We are happy to put you in touch with a Brunswick Park conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Brunswick Park flat is 23 Beaconsfield Road in July 2013. The Tribunals decided that the amount payable was £31,203 for the freehold. This case affected 2 flats. The unexpired residue of the current lease was 70.31 years.