At what point does exchange of contracts occur in purchase conveyancing in Brondesbury and am I required to attend the solicitors branch?
If you are in close proximity to our conveyancing solicitors in Brondesbury you are invited in to sign contracts. However, the law practices we work with provide countrywide coverage for conveyancing and give just as diligent and professional a job for you when dealing with you electronically. The executing of the sale agreement is not when everything is set in stone. A signed contract simply enables the firm to exchange contracts at the suitable time, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Brondesbury)to be in the office at the appropriate time.
My fiancee and I are at the point of viewing houses in Brondesbury and I am about to put in an offer. Should I already have a conveyancer appointed at this point? I intend to finance via a mortgage with HSBC.
It would be sensible to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. As you are seeking a mortgage with HSBC, ask your prospective lawyers if they are on the HSBC conveyancing panel otherwise they can't do the mortgage legal work.
It is unclear whether my lender requires a lease extension. I have called my Brondesbury building society branch on various occasions and was reassured it wasn't an issue and they will lend. My Brondesbury conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
Provided that the lawyer is on the mortgage company approved list, she or he must comply with the Council of Mortgage Lenders’ Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Bank of Ireland have agreed my home loan in principle, my bid on a apartment in Brondesbury has been agreed to, what happens next?
The property agent will wish to be advised as to your conveyancer's details (ensure that the solicitors are on the lender’s panel). Contact Bank of Ireland or the financial adviser and complete any outstanding forms. Bank of Ireland will appoint a valuer who will get in touch with the estate agent or seller to book an appointment. Once carried out (assuming no problems) it takes on average a week to receive the mortgage offer. Bank of Ireland will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Brondesbury.
How does conveyancing in Brondesbury differ for new build properties?
Most buyers of new build residence in Brondesbury contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is built. This is because new home sellers in Brondesbury usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Brondesbury or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. Brondesbury is where the house is located. What do you suggest?
Flying freeholds in Brondesbury are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Brondesbury you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brondesbury may decide 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 property.
I am a sole trader intending to lease a unit on the high street. Can you recommend solicitors offering no-sale-no fees for non-domestic conveyancing in Brondesbury for below £1,200?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Brondesbury, including the sale and purchase of businesses as well as simply property. Whether you are looking to purchase or lease a shop, pub, restaurant, office, retail premises or a whole business we will put you in touch with the right solicitor. As for the fees this will depend on the structure and nuances of the proposed transaction. Let us have your contact information or telephone so as to enable us to supply you with a detailed commercial conveyancing calculation.
Estate agents have just been given the go-ahead to market my 2 bed flat in Brondesbury. Conveyancing is yet to be initiated, but I have just had a yearly service charge invoice – should I leave it to the buyer to sort out?
It best that you pay the invoice as you normally would as all ground rent and service invoices will be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents 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.
We have reached the end of our tether in negotiating a lease extension in Brondesbury. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most certainly. We can put you in touch with a Brondesbury conveyancing firm who can help.
An example of a Lease Extension decision for a Brondesbury premises is 50a Cavendish Road in April 2014. The Tribunal determines that the premium payable by the Applicant in respect of the extension of the lease for the flat was £82,319. This case affected 1 flat. The unexpired term was 49.26 years.