I require conveyancing for an apartment in a fairly new development (five years built) in Brook Green. Almost all the flats have already been disposed of. Do I need carry out the neighbourhood searches as part of conveyancing in Brook Green?
Conveyancing Searches are a vital link in the Brook Green conveyancing process. There are a large number of search providers who offer Brook Green conveyancing searches, as well straight from the local authority. These are known collectively as personal search providers due to them carrying out, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must obtain their data from the local authoritative source.
It is a dozen years since I acquired my home in Brook Green. Conveyancing solicitors have recently been appointed on the sale but I am unable to find the deeds. Will this jeopardise the sale?
Don’t worry too much. Firstly there is a possibility that the deeds will be with the lender or they may be in the possession of the lawyers who acted in the purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring current official copies of the land registers. Almost all conveyancing in Brook Green relates to registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.
Have just purchased a probate house at auction in Brook Green. Conveyancing is needed. What is next?
Given that you have now exchanged you will need to choose a conveyancing practitioner as a matter of priority as you now have a tight deadline in which to complete the transaction. All auction property will ordinarily have an associated auction pack. This will include most,if not all of the documents that your lawyer will need. If you have purchased leasehold property the conveyancing pack should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to leasehold premises. You should pass this on to the conveyancer instructed by you as soon as possible. Do make sure that your finances are in place to complete the transaction on the set completion date.
I am currently in the process of buying my council flat in Brook Green. I have a mortgage agreed with Santander. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Brook Green bank branch on a couple of occasions and was informed it wasn't an issue and they would lend. My Brook Green conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend in accordance with their published requirements. I have no idea who is right.
As long as the solicitor is on the bank approved list, they must comply with the Council of Mortgage Lenders’ Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the bank 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
How does conveyancing in Brook Green differ for new build properties?
Most buyers of new build residence in Brook Green contact us having been asked by the seller to exchange contracts and commit to the purchase even before the property is built. This is because new home sellers in Brook Green tend to acquire the site, 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 property lawyers 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 used to new build conveyancing in Brook Green or who has acted in the same development.
What does commercial conveyancing in Brook Green cover?
Commercial conveyancing in Brook Green incorporates a broad range of guidance, offered by regulated solicitors, relating to business property. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
One month into buying a house in Brook Green. Conveyancing lawyer has called to say the title is "Leasehold". Will this likely impact our HSBC valuation?
Brook Green conveyancing does not normally involve leasehold houses. The crucial factor here is the remaining lease term and the ground rent. If there are hundred of years years remaining with a peppercorn rent, it's virtually freehold, so it shouldn't impact the value too much.
At the other end of the spectrum, if it's, say, 50 years it is bound to have a significant effect on the saleability, and most likely wouldn't be acceptable to the bank. The remaining lease term and ground rent will be set out in the lease which should be made available to your conveyancing practitioner.