Are you able to recommend a HSBC Bank sanctioned Brixham conveyancing firm who can have us moved in within under 3 weeks? Am I best advised to choose a local Brixham practice or a nationwide comparison site?
We can recommend some very good Brixham conveyancing firms. You can also walk up the high street in Brixham. Go in to some well established firms and request to speak with a conveyancing solicitor for a costs illustration. Discuss your time frames together with your reasons and ask for a commitment on speed. Choose the lawyer that you are most comfortable with.
What is the first thing I need to know about purchase conveyancing in Brixham?
Not many law firms shout this from the rooftops but conveyancing in Brixham and elsewhere in Devon is often a confrontational experience. In other words, when it comes to conveyancing there is plenty of opportunity for friction between you and other parties involved in the legal transfer of property. For example, the vendor, selling agent and even potentially the mortgage company. Choosing a lawyer for your conveyancing in Brixham an important selection as your conveyancer is your adviser, and is the SOLE party in the process whose role it is to act in your legal interests and to protect you.
On occasion a third party with a vested interest will try and persuade you that it is in your interests to do things their way. For example, the property agent may claim to be helping by claiming that your solicitor is slow. Or your mortgage broker may tell you to do take action that is contrary to your lawyers recommendation. You should always trust your lawyer above all other parties in the home moving process.
I am selling my home in Brixham. Does the property lawyer have to be on the Virgin Money conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Virgin Money conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently at the moment.
Forgive me if this question is silly but I am new to the process as a 1st time buyer of a ground floor flat in Brixham. Do I collect the keys to the house on the completion date from my solicitor? If so, I will find a local conveyancing solicitor in Brixham?
On the day of completion you will not be required to go to the conveyancers office in Brixham. Your solicitors will arrange to send the completion advance to the seller's solicitors, and shortly after the monies have arrived, you will be called to receive the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.
I am due to move property in April. Does my conveyancing solicitor update the removal company on the day of completion. As an aside, can you recommend a removal company in Brixham. Conveyancing solicitor was found prior to coming across your site.
On the afternoon of completion you will need to collect the keys from your property agent but this can only happen when the vendors solicitors inform the agent that they have the completion monies and the keys can be collected. You will need to tell the removal men that you are ready to move in. As a matter of policy we do not suggest a specific removal company but can assist you in finding a residential property solicitor in Brixham or a solicitor that specialises in conveyancing in Brixham.
I recently had an offer agreed on a house in Brixham. My financial adviser suggested a lawyer. I paid an upfront payment of £225. A few days later, the conveyancing practitioner contacted me to say that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Should I go with a Brixham conveyancing lawyer based in the location that I am buying? I have an old university friend who can perform the legal work but her office is 400miles drive away.
The benefit of a local Brixham conveyancing practice is that you can drop in to sign paperwork, present your identification documents and apply pressure on them if necessary. Having local Brixham know how is a plus. That being said it's more important to get someone that will do a good and efficient job. If if people you trust used your friend and on the whole were impressed that must trump using an unfamiliar Brixham conveyancing lawyer solely due to them being local.
Do you have any top tips for leasehold conveyancing in Brixham with the purpose of expediting the sale process?
- Much of the frustration in leasehold conveyancing in Brixham can be avoided if you instruct lawyers as soon as your agents start marketing the property and ask them to collate the leasehold documentation which will be required by the buyers’ lawyers. The majority of freeholders or managing agents in Brixham charge for providing management packs for a leasehold home. You or your lawyers should discover the actual amount of the charges. The management pack can be applied for as soon as you have a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Brixham. In the event that you altered the property did you need the Landlord’s consent? Have you, for example laid down wooden flooring? Brixham leases often stipulate that internal structural alterations or laying down wooden flooring necessitate a licence issued by the Landlord approving such changes. If you fail to have the consents in place do not communicate with the landlord without contacting your lawyer first. If you have the benefit of shareholding in the Management Company, you should ensure that you are holding the original share certificate. Arranging a duplicate share certificate is often a lengthy formality and delays many a Brixham conveyancing deal. Where a duplicate share certificate is required, do contact the company officers or managing agents (where applicable) for this as soon as possible. Some Brixham leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers.
I bought a 1st floor flat in Brixham, conveyancing having been completed 10 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Brixham with an extended lease are worth £175,000. The ground rent is £65 yearly. The lease finishes on 21st October 2079
With only 58 years unexpired we estimate the premium for your lease extension to span between £23,800 and £27,400 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.