I am hoping to receive a mortgage offer from Santander. I hope to instruct a Licensed Conveyancer in Brighton. Does the Santander Solicitor panel include Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
What is your number one tip for choosing a conveyancing solicitor in Brighton
We would encourage you not to base your choice on the lowest Brighton conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
This question may be naive but I am wet behind the ears as a 1st time purchaser of a ground floor flat in Brighton. Do I receive the keys to the property on completion from my lawyer? If this is the case, I will find a local conveyancing solicitor in Brighton?
On the day of completion you will not be required to attend the conveyancers office in Brighton. Conveyancing lawyers for you will transfer the completion advance to the vendor’s lawyers, and once they have received this, you should be invited to receive the keys from the property Agents and move into your new home. Usually this occurs early afternoon.
We have a mortgage agreed in principle with Nationwide. Brighton conveyancing practitioners are appointed. What is the average time that one could expect to receive a mortgage offer from Nationwide?
Some lenders take longer than others. Have Nationwide conducted the survey? Have you advised Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I used Action Conveyancing a few years ago for my conveyancing in Brighton. Now, I need the files but cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Brighton of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am looking for a ground for flat up to £305k and found one near me in Brighton I like with amenity areas and transport links in the vicinity, the downside is that it's only got 52 years on the lease. There is not much else in Brighton suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
If you need a home loan the remaining unexpired lease term may be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
How do I identify a Brighton law firm on the Birmingham Midshires conveyancing panel? I drive a motor bike and am willing to travel upto 20kilometers to meet the lawyer.
You can use the tool on this website. Please pick a lender and your location and you will see a number of Brighton conveyancing lawyers based on proximity. We have listed some Brighton conveyancing firms towards the end of this page and you can telephone them to verify whether they are on the Birmingham Midshires member panel
I am a negotiator for a reputable estate agency in Brighton where we have witnessed a few flat sales jeopardised as a result of short leases. I have been given inconsistent advice from local Brighton conveyancing solicitors. Could you shed some light as to whether the vendor of a flat can start the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Brighton Leasehold Conveyancing - A selection of Questions you should consider Prior to buying
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How is the lease structured? You should want to find out as much as you can concerning the company managing the building as they will impact your use and enjoyment of the property. Being a leasehold owner you are often at the mercy of the managing agents from a financial perspective and when it comes to practical matters such as the upkeep of the common parts. Don't be afraid to ask other people what they think of their service. Finally, find out the dates that the maintenance charges are due to the appropriate party and specifically what you get for your money. Does the lease have in excess of 80 years unexpired?