My wife and I are purchasing a apartment in Brighton. I might seem paranoid but how we can trust a conveyancer? At some point we have to put funds into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am helping my aunt sell her flat in Brighton. Does the conveyancing solicitor commission an energy performance certificate or should I organise this?
After the demise of Home Packs, EPC’s was left as a mandatory element of moving property. An energy performance certificate should be to hand before the property is marketed. This is not something that solicitors normally arrange. Where you are using a Brighton conveyancing practitioner they might be able to arrange EPC’s given their contacts with long established local energy assessors
My sealed bid on a house in Brighton has been agreed to, but there is a chain. The owners have placed an offer on a property, however it’s not been accepted yet, and have viewings of other properties in the pipeline. I have chosen a local conveyancing solicitor in Brighton. What should be my next step? At what stage should I apply for the mortgage with Aldermore?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx £1k, then valuation, Brighton conveyancing search charges, etc). The first course of action is to ensure that your property lawyer is on the Aldermore approved list. Regarding the next phase this very much dictated by the specifics of your case, motivation for this property and on the state of the market. During a rising market some purchasers would apply for a home loan with Aldermore and pay for the valuation and only if it was satisfactory would they ask their conveyancer to press on with the conveyancing in Brighton.
How does conveyancing in Brighton differ for newly converted properties?
Most buyers of new build property in Brighton approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is ready to move into. This is because builders in Brighton usually purchase 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 conveyancing solicitors 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 Brighton or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Brighton is the location of the property. Is there any guidance you can give?
Flying freeholds in Brighton are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Brighton you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brighton may ascertain 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 premises.
I am hoping to put an offer on a small detached house that appears to be perfect, at a great price which is making it all the more appealing. I have since found out that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Brighton. Conveyancing solicitors have are about to be appointed. Will my lawyers set out the implications of buying a leasehold house in Brighton ?
Most houses in Brighton are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can help the conveyancing process. We note that you are buying in Brighton in which case you should be looking for a Brighton conveyancing practitioner and be sure that they are used to transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as requiring the freeholder’spermission to carry out alterations. It may be necessary to pay a service charge towards the maintenance of the estate where the house is part of an estate. Your solicitor will report to you on the legal implications.
I purchased a 2 bed flat in Brighton, conveyancing was carried out in 2001. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Brighton with a long lease are worth £197,000. The average or mid-range amount of ground rent is £55 levied per year. The lease ceases on 21st October 2073
With just 55 years left to run the likely cost is going to be between £31,400 and £36,200 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.
How do I identify commercial conveyancing in Brighton?
Option 1 is to ask the people you trust they would would instruct. Option 2 is to look on the internet for conveyancing in Brighton. Phone a couple or more firms from the list and ask them to send you their conveyancing estimate and discuss your needs with the solicitor who will handle your conveyancing before you commit. Third is to make use of this site to assist you in finding the right lawyers taking into account your unique requirements including location,speed, complexity and who the proposed lender is.Avoid the trap of appointing £99 conveyancing solicitors in Brighton