Should lawyers request an advanced payment for conveyancing in Brighstone?

If you are buying a property in Brighstone your solicitor will ask you put them with monies to cover the the cost of the conveyancing searches. Normally this is needed to cover the fees of the Local Authority Search. If any down payment is as part of the purchase price then this should be required shortly before exchange of contracts. The final balance that is due should be transferred a couple of days ahead of the completion date.

I am the only recipient of my late father’s will with all property in now in my sole name, including the house in Brighstone. Conveyancing formalities meant that the Land Registry date was in December. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership could be considered the same way as if I'd bought the house in December. Do I have to wait 6 months to sell?

The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. many lenders would take a practical view as this requirement chiefly exists to capture the purchase and immediately sell or the flipping of properties.

My wife and I have organised the release of further monies on our home loan from RBS as we wish to carry out alterations to our house in Brighstone. Do we need to appoint a bricks and mortar Brighstone solicitor on the RBS conveyancing panel to handle the paperwork?

RBS don't usually require firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS conveyancing panel.

Completion of my purchase has taken place for my property in Brighstone. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?

Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

Should our solicitor be raising questions concerning flooding as part of the conveyancing in Brighstone.

The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Brighstone. Plenty of people will acquire a house in Brighstone, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Conveyancers are not qualified to give advice on flood risk, however there are a numerous searches that can be undertaken by the purchaser or on a buyer’s behalf which can figure out the risks in Brighstone. The standard completed inquiry forms supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the owner to discover if the property has ever been flooded. In the event that flooding has previously occurred and is not notified by the seller, then a purchaser could issue a compensation claim resulting from an misleading reply. A purchaser’s conveyancers may also commission an environmental report. This will higlight if there is any known flood risk. If so, additional inquiries will need to be carried out.

About to purchase a new build apartment in Brighstone. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Brighstone

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please confirm the Lease plans are surveyor prepared. 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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

A couple of weeks ago I was advised by my lender that their panel lawyers work on no completion no charge basis for conveyancing in Brighstone. I had a purchase fall through nevertheless the solicitors have requested search fees! They are claiming that the fees are nothing to do with their fees!

By promising "no completion no fee" Brighstone conveyancing firms are writing off their fees for any work conducted. We must stress this does not constitute an insurance scheme. you will still be expected to reimburse any disbursements that the property lawyer has outlayed for you for example Brighstone local authority checks