It has come to my attention via my mortgage adviser that my Brockley property lawyer is not on the bank Solicitor panel. What can I do to be sure whether this is correct?
You need to contact your Brockley lawyer directly. It is reasonable to expect your lawyer to advise you what has happened. If they are not on the panel they may recommend you to a Brockley conveyancing practice that is on the conveyancing panel for your lender.
Our lawyer has identified a a legal deficiency with the lease for the property we are buying in Brockley. The other side have offered defective title insurance as a solution. We are happy with insurance and will cover the costs. Our property lawyer has advised that he must be satisfied that the bank is willing to move forward with this solution. Are we the client or is the bank?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the lender are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Completed the sale of my flat in Brockley last May but the buyer keeps texting daily to moan that his solicitor needs to hear from mylawyer. What should my lawyer have done now that I have sold?
Following your house sale your lawyer is obliged to send the transfer documentation and all of the paperwork to the buyer’s conveyancer. If applicable, your conveyancer must also confirm that the home loan has been discharged to the buyers lawyers. There are no post completion steps unique to conveyancing in Brockley.
I am buying a new build apartment in Brockley. Conveyancing is daunting 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.
Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Brockley
The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants.
My company is hoping to take over a lease of an office on a shopping parade. Can you recommend lawyers offering fixed costs for non-domestic conveyancing in Brockley for less than £2000?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Brockley, including the sale and purchase of businesses as well as simply property. If you are hoping to purchase or lease a shop, pub, restaurant, office, retail premises or a complete business we can find you the right lawyer. As for the charges this will depend on the structure and terms of the deal. Let us have your contact information or call us so that we can supply you with comprehensive commercial conveyancing quote.
I am on look out for some leasehold conveyancing in Brockley. Before diving in I require certainty as to the unexpired term of the lease.
Assuming the lease is registered - and most are in Brockley - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
After months of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Brockley. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
You certainly can. We are happy to put you in touch with a Brockley conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Brockley flat is Flat b 14 Kemble Road in May 2014. The Tribunal assessed the value of the premium payable for the lease extension to be £9,761 This case related to 1 flat.