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Recently asked questions about conveyancing in Bramley

Will our solicitor be raising questions concerning flooding as part of the conveyancing in Bramley.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Bramley. Some people will acquire a property in Bramley, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to offer advice on flood risk, but there are a number of checks that may be carried out by the buyer or by their solicitors which can give them a better understanding of the risks in Bramley. The conventional set of information given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a usual inquiry of the owner to find out if the property has suffered from flooding. If the property has been flooded in past which is not notified by the seller, then a buyer may issue a compensation claim resulting from an incorrect answer. The buyer’s solicitors should also conduct an environmental report. This should indicate if there is a recorded flood risk. If so, additional investigations will need to be conducted.

I purchased a semi-detached Victorian property in Bramley. Conveyancing lawyer acted for me and Barclays Direct. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold under the exact same address. Is it worth asking Barclays Direct to clarify?

You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bramley and other locations in 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 lenders. You can also question the position with the conveyancing practitioner who completed the work.

About to purchase a new build apartment in Bramley. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Bramley

    Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

I need to instruct a conveyancing practitioner in Bramley for my remortgage. Is it possible to check a firm’s complaints history with the legal regulator?

Anyone can see published Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Visit Check a solicitor's record. To find details Pre 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The regulator could recorded telephone calls for training purposes.

What can I do to discover who owns a property in Bramley?

On the basis that the property is recorded at HMLR, and you have enough information of the location of the property, you will be able to obtain details from the HMLR of the registered owner for a fee.

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