We had instructed conveyancing lawyers locally in Bromley on the TSB solicitor panel. They have just invoiced me a separate charge for the legal aspects of the TSB mortgage. Is this an additional conveyancing fee specified by TSB?
Provided it is contained in their Terms and Conditions or Quote then yes your lawyer is entitled to charge a fee for this. The charge is not dictated by TSB but by your Bromley conveyancing practitioner. Some firms on the TSB panel will quote ’dealing with mortgage’ fee but many practices include it on their overall fee.
I am currently in the process of buying my council flat in Bromley. I have a mortgage agreed with Coventry BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.
Completion of my purchase has taken place for my property in Bromley. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I require expedited conveyancing in Bromley as I am faced with an ultimatum to complete inside 4 weeks. A home loan is not required. Can I decline from having conveyancing searches to save fees and time?
If.Given you are are a mortgage free buyer you have the choice not to do searches although no solicitor would advise that you don't. With plenty of history conveyancing in Bromley the following are examples of what can crop up and therefore impact the marketability of the property: Refused Planning Applications, Outstanding Charges, Overdue Grants, Road Schemes,...
Taking into account that I am about to part with over three hundred thousand on a two bedroom apartment in Bromley I would like to talk to a lawyer concerning thehome move ahead of appointing 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 first talking to the lawyer who will be carrying out your property ownership legalities in Bromley.There is no ‘factory style conveyancing’ - each client is an important person, not a case reference. The law firms that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Bromley should be the figure that you end up paying.
I am thinking of appointing a conveyancing practitioner in Bromley for my purchase. Can I see a firm’s record with the profession’s regulator?
You can find published Solicitor Regulator Association (SRA) decisions resulting from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. To find records Pre 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator sometimes monitor call for training requirements.
I've recently bought a leasehold house in Bromley. Do I have any liability for service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Following years of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Bromley. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most certainly. We are happy to put you in touch with a Bromley conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Bromley flat is Ravensbourne Lodge 4 Highland Road in February 2013. the Tribunal held that the amount payable for the freehold was £22,268
Our conveyancer in Bromley has uncovered a a legal deficiency with the lease for the flat we are buying in Bromley. The other side have offered defective title insurance as a workaround. We are content with insurance and will cover the costs. Our lawyer has advised that as he is on the mortgage company conveyancing panel he must be satisfied that the lender is happy with this solution. Who is the client here, us or the lender?
Just because you have a mortgage offer from the lender does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your Bromley conveyancing lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook Requirements. You and the mortgage company are the client. The appropriate lender requirements have to be complied with by the lender conveyancing panel who has to balance acting for you and the lender