Please could you vouch for a Santander accepted Brighton conveyancing firm that can complete within two weeks? Am I best advised to unstruct a high street Brighton firm or a web based comparison site?
We would be happy to suggest some excellent Brighton conveyancing firms. Another option is to visit the main road in Brighton. Approach a couple of firms and ask to see a conveyancing solicitor for a fee estimate. Mention your requirements together with your reasons and get a commitment on speed. Appoint the one that you trust.
Two weeks ago we had a mortgage agreed in principle with HSBC. Brighton conveyancing practitioners were chosen. What is the average time that one could expect to receive a mortgage offer from HSBC?
There is no definitive answer here. Have HSBC conducted the valuation? Have you informed HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
We were going to get a AIP from Principality this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Principality recommend any Brighton solicitors on the Principality conveyancing panel, or is it better to go independently?
You will need to appoint Brighton solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Brighton bank branch on numerous occasions and was told it wasn't a problem and they would lend. My Brighton conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they would not lend based on their specific requirements. Who do I believe?
Your property lawyer must comply with the CML Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
About to purchase a new build apartment in Brighton. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Brighton
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If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please confirm the Lease plans are architect prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
Given that I am about to spend 450k on a garden flat in Brighton I would like to have a conversation with the solicitor about myhome move before instructing the firm. Can this be arranged?
We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor due to be conducting your conveyancing in Brighton.There is no ‘factory style conveyancing’ - each client is unique individual, not a case number. The practices that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Brighton should be the amount on the final invoice that you end up paying.
Am I best advised to choose a Brighton conveyancing practitioner based in the location that I am hoping to buy? We have a good friend who can handle the conveyancing but they are based a couple of hundredkilometers away.
The benefit of a high street Brighton conveyancing practice is that you can attend the office to execute paperwork, hand in your identification documents and pester them where appropriate. They will also have local knowledge which is a plus. However it's more important to get someone that will do a good and efficient job. If if people you trust instructed your friend and in the main were impressed that must trump using an unknown Brighton conveyancing lawyer just because they are round the corner.
Frank (my husband) and I may need to sub-let our Brighton ground floor flat temporarily due to a career opportunity. We used a Brighton conveyancing practice in 2002 but they have closed and we did not think at the time seek any guidance as to whether the lease permits subletting. How do we find out?
Even though your last Brighton conveyancing solicitor is no longer around you can check your lease to see if you are permitted to let out the apartment. The rule is that if the deeds are non-specific, subletting is permitted. There may be a precondition that you need to obtain permission from your landlord or some other party in advance of subletting. This means you not allowed to sublet in the absence of first obtaining consent. Such consent is not allowed to be unreasonably refused ore delayed. If the lease does not allow you to sublet you will need to ask your landlord for their consent.
I am the registered owner of a leasehold flat in Brighton, conveyancing was carried out in 1998. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Brighton with an extended lease are worth £180,000. The ground rent is £65 levied per year. The lease expires on 21st October 2081
With only 59 years remaining on your lease we estimate the premium for your lease extension to be between £20,900 and £24,200 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.