Is the fact that my conveyancer in Bromley is not listed on my lender's conveyancing panel that there is a problem with the standard of his work?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Bromley conveyancing practice and ask them why they are no longer on the approved list for your lender.
My wife and I are soon to exchange on the purchase of a property in Bromley but as a result of wreckage from the recent storms I have managed to agree reparation from the owner in the sum of £2k by way of a adjustment in the price. This was going to be addressed as part of a side agreement however RBS are not allowing this. Why were they involved?
The conveyancer being on the RBS conveyancing panel is duty bound to advise RBS of any variations to the purchase price. If you were to refuse your property lawyer to report the price change to RBS then they would have to discontinue acting for you. In addition, RBS and you would have to appoint a new lawyer for your conveyancing in Bromley.
Despite weeks of looking the Title Certificate and documents to my home are lost. The conveyancers who did the conveyancing in Bromley 10 years ago have long since closed. What are my next steps?
Assuming you have a registered title the information relating to your proprietorship will be documented by the Land Registry with a Title Number. It is possible to conduct a search at the Land Registry, identify your property and order current copies of the property title for less than a fiver. Where the property is Leasehold then the Land Registry will also normally hold a certified duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
I am looking for a flat up to £195,000 and identified one close by in Bromley I like with amenity areas and transport links in the vicinity, the downside is that it only has 52 remaining years left on the lease. There is not much else in Bromley suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
If you require a home loan the shortness of the lease will likely be problematic. Discount the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of twenty four months you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
I would like to sublet my leasehold apartment in Bromley. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
A small minority of properties in Bromley do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
Despite our best efforts, we have been unsuccessful in trying to purchase the freehold in Bromley. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most certainly. We are happy to put you in touch with a Bromley conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Bromley property is Ravensbourne Lodge 4 Highland Road in February 2013. the Tribunal held that the amount payable for the freehold was £22,268
I am buying a house and need a conveyancing solicitor in Bromley who is on the lender conveyancing panel. Could you point me in the right direction as regards a Bromley conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the mortgage company who conduct conveyancing in Bromley. We dont recommend any particular firm.