Find a Lender-Approved Local Conveyancer in Brimsdown

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You can try and find the cheapest conveyancing solicitors in Brimsdown but be careful as you may get what you pay for.

Reasons to use our Brimsdown conveyancing solicitors

  • 1 There is a better than average chance that the the lawyers for the other party are located in Brimsdown - if so both parties will be familiar
  • 2 The companies identified on our directory have a variation of conveyancing solicitors, legal executives and support staff handling over one hundred thousand cases each year.
  • 3 Our site is the first site offering you the ability to ensure that your property ownership legalities in Brimsdown will be carried out by a solicitor on your mortgage lender’s approved panel.
  • 4 Excellent communication together with pure property experience are key benefits that you should look for when choosing conveyancing solicitors. Brimsdown home moves can be made a lot more stressful as a result of lack of transparency between all the parties. The lawyers listed strive to make sure that communication channels are open and act on arising issues and developments expeditiously.
  • 5 Conveyancer conveyancing lawyers have excellent personal links with Brimsdown estate agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.

Examples of recent conveyancing in Brimsdown since August 2020*

Recently asked questions about conveyancing in Brimsdown

I am in the process of selling my flat in Brimsdown and the estate agent has just text me to advise that the buyers are swapping law firm. I am told that this is due to the fact that the mortgage company will only deal with property lawyers on their approved list. Why would a big named lender only deal with certain lawyers rather the firm that they want to select to handle their conveyancing in Brimsdown ?

Mortgage companies have always had an approved set of law firms that can represent them, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.

Banks point to the increase in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any sway in the decision.

My son-in-law is buying a new build apartment in Brimsdown with a mortgage from Nationwide. His conveyancer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?

The document is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Nationwide conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Nationwide conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

I am close to exchanging contracts on the sale of our house in Brimsdown and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A local lawyer would know that there is no such problem. It does beg the question why the purchasers used an internet conveyancing outfit as opposed to a conveyancing solicitor in Brimsdown. We have lived in Brimsdown for three years we know of no issue. Should we get in touch with our local Authority to obtain confirmation need.

It would appear that you have a conveyancing solicitor already. What do they say? You need to check with 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 health insurance to cover that same sickness)

I am looking for a ground for flat up to £245,000 and identified one near me in Brimsdown I like with amenity areas and station nearby, the downside is that it's only got 51 years on the lease. I can't really find anything else in Brimsdown for this price, so just wondered if I would be making a mistake purchasing a short lease?

Should you need a mortgage that many years will likely be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you may ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.

If all goes to plan we aim to complete the disposal of our £375,000 apartment in Brimsdown next week. The managing agents has quoted £300 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Brimsdown?

For the majority of leasehold sales in Brimsdown conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

    Answering conveyancing due diligence enquiries Where consent is required before sale in Brimsdown Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale
Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Brimsdown leasehold property is £350. For Brimsdown conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to provide answers.

Notwithstanding our best efforts, we have been unsuccessful in negotiating a lease extension in Brimsdown. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Most definitely. We are happy to put you in touch with a Brimsdown conveyancing firm who can help.

An example of a Vesting Order and Purchase of freehold decision for a Brimsdown residence is Ground Floor Flat 4A Baronet Road in February 2010. Following a vesting order by Edmonton County Court on 23rd December 2008 (case number 8ED064) the Tribunal decided that the price that the Applicant for the freehold interest should pay is £8,689.00 This case was in relation to 2 flats. The unexpired residue of the current lease was 80.01 years.

We own a leasehold flat in Brimsdown. Conveyancing was finished in 2011. I have been told that I should not let the lease length fall too low. Is this correct?

Brimsdown domestic long term leases are for a fixed period - usually 99 years when they commenced. However a significant flats in Brimsdown were constructed or converted in the 70’s80’s and so these leases now have fewer than eighty years unexpired. That may sound like a long time but Banks, Building Societies and other mortgage lenders generally need leases to have a minimum of 75 years remaining to be mortgageable. This means that when you come to sell the property you will need a lease extension if you are getting close to 75 years. To optimize your property value you should be thinking about whether or not to extend your lease well in advance of selling the property. There are also advantages to doing so before the lease reaches even 80 years as when the lease falls below eighty years the premium to be paid to extend starts to increase.

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Commercial Conveyancing solicitors in Brimsdown regulated by the SRA

The list below is a small selection of solicitors in Brimsdown with expertise in commercial conveyancing in Brimsdown. This will likely include advice on granting a lease to a commercial tenant
  • Kent Law Limited, Enfield Business Centre, 201 Hertford Road, Enfield, Middlesex, EN3 5JH
  • Avrillo Llp, Gorray House, 758 Great Cambridge Road, Enfield, Middlesex, EN1 3GN
  • Karis Spyris Llp, The Business Centre, 758 Great Cambridge Road, Enfield, Middlesex, EN1 3PN
  • Embertons Solicitors, Rainbow House, 10 Lumina Way, Lumina Park, Enfield, Middlesex, EN1 1FS
  • Kts Legal Limited, Nicholas House, 12 River Front, Enfield, Middlesex, EN1 3TF

Domestic Licensed Conveyancers in Brimsdown regulated by the CLC

Please be aware that the listed conveyancers do not limit their work for conveyancing in Brimsdown but also conveyancing throughout England and Wales.
  • L B Property Lawyers, Imperial House, N17 0SP
  • Verbatim Property Lawyers Ltd, 455 High Road, IG8 0XE

Planning law solicitors in Brimsdown regulated by the Solicitors Regulation Authority

The list below is a non-comprehensive list of solicitors in Brimsdown with expertise in planning law. The solicitors can give expert legal advice on all aspects of planning, including compulsory purchases in Brimsdown
  • Djk Solicitors, 46 Highbridge Street, Waltham Abbey, En9 1bs, Waltham Abbey, Essex, EN9 1XE
  • Coldham Shield & Mace Solicitors Llp, 123-125 Station Road, Chingford, London, E4 6AG
  • Vanderpump & Sykes Llp, Lough Point, 2 Gladbeck Way, Enfield, Middlesex, EN2 7JA
  • Stuart & Co, 285 Fore Street, London, London, N9 0PD
  • Sal & Co Solicitors Limited, 191 Angel Place, Fore Street, Edmonton, London, England, N18 2UD

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.