My fiance and I are planning to purchase a property in Brixham and are in fact using a Brixham conveyancing practice. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Birmingham Midshires have this morning contacted us to advise us that there is now an issue as our Brixham conveyancer is not on their conveyancing panel. Please explain?
When purchasing a property with mortgage finance it is conventional for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Brixham lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.
Can I use your services to find a Conveyancing solicitor in Brixham even if I’m not purchasing or disposing of a house, for instance where I want to buy a shop in Brixham with a mortgage from Bank of Ireland?
Our comparison service is primarily used to get a quote from domestic conveyancing solicitors in Brixham but we have listed at the bottom of this page some Brixham commercial conveyancing firms. You will need to speak with the solicitors directly to establish if they can also act for Bank of Ireland
Just acquired a detached house in Brixham , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Brixham conveyancing solicitor works at snail pace, so I want to be sure the land registry aspects are concluded.
As far as conveyancing in Brixham is concerned, registration is no faster or slower than the rest of England and Wales. Rather than based on location, timescales can adjust according to who lodges the application, whether it is in order and whether the Land registry have to notify any third parties. As of today roughly 80% of submission are fully addressed in less than three weeks but occasionally there can be extensive hold-ups. Registration takes place after the purchaser is living at the premises so an expedited registration is not usually top priority but if there is a degree of urgency associated with the registration then you or your conveyancer can speak with the land registry and explain the circumstances.
I have been on the look out for a leasehold apartment up to £305k and identified one round the corner in Brixham I like with open areas and transport links in the vicinity, however it only has 51 years on the lease. There is not much else in Brixham for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a mortgage the shortness of the lease may be a potential deal breaker. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least twenty four months you may ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.
I today plan to offer on a house that seems to meet my requirements, at a great figure which is making it all the more appealing. I have just been informed that it's a leasehold as opposed to freehold. I am assuming that there are issues purchasing a leasehold house in Brixham. Conveyancing solicitors have are soon to be instructed. Will they explain the issues?
Most houses in Brixham are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area can help the conveyancing process. it is apparent that you are buying in Brixham in which case you should be shopping around for a Brixham conveyancing solicitor and check that they have experience in dealing with leasehold houses. First you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as requiring the freeholder’sconsent to conduct alterations. You may also be required to pay a maintenance charge towards the maintenance of the communal areas where the house is located on an estate. Your lawyer should appraise you on the various issues.