The Bramley conveyancing solicitors that I recently instructed on my house acquisition in Bramley have suddenly closed. I only went with them because I had to have a firm on the Virgin Money conveyancing panel and my family Bramley lawyer was not. I gave my credit card details for them to take £195 for searches. What do I do now?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Virgin Money conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.
I'm the sole beneficiary of my late mum's estate and I have everything in my name now, including the my former home in Bramley. Conveyancing formalities meant that the Land Registry date was in March. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', which means that my property ownership will be regarded the same way as if I'd bought the house in March. Is the property unsalable for six months?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this obligation chiefly exists to capture subsales or the wholesaling and assigning of properties.
After much negotiation I have agreed a price on a house in Bramley. My financial adviser suggested a conveyancer. I paid an upfront payment of £200. A couple of days later, the lawyer called me embarrassingly acknowledging that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Lloyds have agreed my mortgage in principle, my bid on a flat in Bramley has been accepted, now what?
Your estate agent will wish to be informed of your property lawyer's details (ensure that the conveyancing practitioners are on the lender’s approved list). Contact Lloyds or your financial adviser and finalise any appropriate forms. Lloyds will appoint a valuer who will get in touch with the selling agent or seller to arrange an appointment. Once conducted (assuming no problems) it takes about a week for the mortgage offer to be issued. Lloyds will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Bramley.
I completed on my flat on 3 March and the transaction details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Bramley said it should be concluded inside ten days. Are titles in Bramley uniquely lengthy to register?
As far as conveyancing in Bramley is concerned, registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timescales can differ depending on who lodges the application, whether it is in order and if the Land registry have to notify any other parties. As of today in the region of three quarters of submission are fully addressed in less than three weeks but some can be subject to longer hold-ups. Registration takes place once the buyer has moved in to the property so an expedited registration is not usually top priority but where there is a degree of urgency associated with the registration then you or your solicitor must speak with the land registry and explain the circumstances.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what was supposed to be a quick, no chain conveyancing. Bramley is where the house is located. What do you suggest?
Flying freeholds in Bramley are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bramley you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bramley 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 residence.
What are your top tips when it comes to finding a Bramley conveyancing firm to deal with our lease extension?
When appointing a property lawyer for your lease extension (regardless if they are a Bramley conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with two or three firms including non Bramley conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be useful:
What are the charges for lease extension work?
Bramley Conveyancing for Leasehold Flats - A selection of Queries before Purchasing
What restrictions are contained in the Bramley Lease? How is the lease structured? Please note if it is no more than eighty years it will affect the value of the flat. Check with your bank that they are content with remaining years on the lease. A short lease means that you will probably need a lease extension sooner rather than later and you need to have some idea of what this will be. Remember, in most cases you would be be obliged to have owned the premises for a couple of years before you are eligible to carry out a lease extension.