I have just been advised by my estate agent that my Bromley solicitor is not on the bank Conveyancing panel. What can I do to be certain whether this is indeed the case?
The first thing you need to do is to call your Bromley conveyancer. It is reasonable to expect your lawyer to notify you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
Finally the sale completed on my house in Bromley last August but the buyer keeps whats apping every few hours complaining that her conveyancer needs to hear from mysolicitor. What should have happened now that I have sold?
Following your sale your lawyer should forward the transfer documentation and all of the paperwork to the purchaser's solicitors. Where relevant, your lawyer should also evidence that the home loan has been paid off to the buyers lawyers. There is unlikely to be post completion steps just for conveyancing in Bromley.
We had chosen solicitors located in Bromley on the Clydesdale solicitor panel. They have just billed me a separate sum for the legal aspects of the Clydesdale mortgage. Is this an additional conveyancing fee set by Clydesdale?
Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your conveyancer can charge a fee for this. The fee is not dictated by Clydesdale but by your Bromley conveyancing practitioner. Some firms on the Clydesdale panel will levy ’dealing with mortgage’ fee and others do not.
Can I be sure that the Bromley conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Bromley obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor carrying out your transaction.
I am purchasing a property in Bromley. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Aldermore be concerned?
Given that you are obtaining a mortgage with Aldermore your lawyer must comply with the conveyancing instructions contained in Part 2 of UK Finance Lenders’ Handbook for Aldermore. The CML Handbook sets out minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Aldermore where a lease does not comply with these provisions. The specifications relate to the installation of panels on properties nationwide and is not limited to Bromley.
My husband and I are novice buyers - had an offer accepted, yet the estate agent has warned us that the vendor will only move forward if we use the agent's chosen conveyancers as they want an ‘expedited deal’. We would rather use a high street conveyancer with experience of conveyancing in Bromley
It is highly unlikely the sellers are behind this. If they require ‘a quick sale', turning down a genuine buyer is likely to cause more damage than good. Speak to the vendors direct and explain that (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you will continue to use your own,trusted Bromley conveyancing lawyers - rather thanthose that will give their estate agent a referral fee or meet his conveyancing figures demanded by corporate headquarters.
I have just appointed agents to market my basement flat in Bromley. Conveyancing is yet to be initiated, but I have just received a half-yearly service charge invoice – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should clear the service charge as normal because all rents and service invoices should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I am the proprietor of a a ground floor purpose built flat in Bromley. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the premium payable for the purchase of the freehold?
Where there is a absentee landlord or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to determine the premium.
An example of a Lease Extension case for a Bromley premises is 70 Andace Park Gardens 133-149 Widmore Road in November 2013. Tribunal determined that the premium payable for the lease extension was £10,052 This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 72 years.
Our conveyancing in Bromley completes this Friday, but the people I am purchasing off wants to vacate the next day at at 2pm. Should I accept such a plan?
In situations where you require a bank loan then your property lawyer will require that the property isvacant on Friday - the mortgage company will compel it.