My apartment in Bromley is up for sale and I have a purchaser. Will the solicitor need to be on the Co-operative conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Co-operative 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 conditions fairly frequently currently.
Is it necessary to take out insurance to cover chancel repairs when buying a house in Bromley?
Unless a previous acquisition of the house completed after 12 October 2013 you could assume that conveyancing practitioners conducting conveyancing in Bromley to continue to suggest a chancel search and or chancel repair liability insurance.
My wife and I purchased a 4 bedroom Georgian property in Bromley. Conveyancing solicitor acted for me and Bank of Scotland. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold under the matching property. I thought I was buying a freehold how can I check?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bromley and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with the conveyancing solicitor who conducted the conveyancing.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what should have been a simple, no chain conveyancing. Bromley is the location of the property. What do you suggest?
Flying freeholds in Bromley are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bromley you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bromley may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I was pointed in your direction by a few selling agents in Bromley to locate a solicitor on your site. Is there a financial upside for Estate Agents to recommend your services rather than a competitor’s?
We don’t make any referral fee for directing people to this site. We thought it would be too underhand a fee because a client could think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
I have just started marketing my garden apartment in Bromley. Conveyancing has not commenced, but I have recently had a quarterly service charge invoice – Do I pay up?
The sensible thing to do is pay 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 will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until 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 have attempted and failed to negotiate with my landlord to extend my lease without success. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Bromley conveyancing firm to act on my behalf?
You certainly can. We are happy to put you in touch with a Bromley conveyancing firm who can help.
An example of a Lease Extension decision 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 related to 1 flat. The remaining number of years on the lease was 72 years.