Our mortgage company has suggested solicitors on their panel based in Bramley but I would rather choose a conveyancing lawyer in Bramley or nearer to where I live. Are you able to assist?
It is by no means the case that all Bramley conveyancing solicitors are on all banks conveyancing panel. Do make the most of our search tool to identify a Bramley conveyancing solicitor on the on the mortgage company panel.
We are close to exchanging contracts on the sale of our house in Bramley and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A high street Bramley lawyer would know this is not the case. For the life of me I don't know why the buyers instructed a web based conveyancing outfit as opposed to a conveyancing solicitor in Bramley. We have lived in Bramley for six years we know that this is a non issue. Should we get in touch with our local Authority to seek clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
It has been five months since my purchase conveyancing in Bramley completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. 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.
How does conveyancing in Bramley differ for new build properties?
Most buyers of new build residence in Bramley come to us having been asked by the developer to exchange contracts and commit to the purchase even before the house is finished. This is because new home sellers in Bramley typically purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Bramley or who has acted in the same development.
I've found a house that appears to tick a lot of boxes, at a great price which is making it more attractive. I have since discovered that it's a leasehold as opposed to freehold. I am assuming that there are particular concerns buying a leasehold house in Bramley. Conveyancing lawyers have are about to be instructed. Will they explain the issues?
The majority of houses in Bramley are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. It is clear that you are buying in Bramley in which case you should be looking for a Bramley conveyancing solicitor and check that they are used to transacting on leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example obtaining the landlord’sconsent to carry out changes to the property. You may also be required to pay a service charge towards the upkeep of the estate where the house is part of an estate. Your lawyer should advise you fully on all the issues.
Bramley Leasehold Conveyancing - Sample of Questions you should ask Prior to buying
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In the main the cost for major works tend not to be included within service charges, although there some managing agents in Bramley ask leasehold owners to contribute towards a sinking fund and this is used to offset against larger works. If a Bramley lease has less than 80 years it will impact the salability of the flat. Check with your mortgage company that they are willing to lend given the lease term. Leases with less than 80 years remaining means that you will probably need a lease extension sooner rather than later and it is worth discovering what this would cost. For most Bramleylease extensions you would be be obliged to have owned the property for 24 months in order to be entitled to extend the lease. Are any of leasehold owners in dispute over their service charge payments?
What type of conveyancing matters do Bramley conveyancing practices undertake?
Most Bramley conveyancing firms will provide a broad spectrum of legal advice to domestic and rural land owners, sellers, buyers, freeholders and leaseholders which may include:
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Domestic sale conveyancing in Bramley or throughout the rest of the country
House purchase conveyancing in Bramley and throughout England and Wales
Plot sales whether they are freehold or leasehold Matrimonial conveyancing beyond Advice on a boundary Issues Complex property law issues