In the event thatI were to purchase a straightforward propertyin Brixton for cash and have no survey and no local authority searches how much would I expect to to save on my conveyancing in Brixton?

Any savings you would achieve will be limited to the Brixton conveyancing searches. Your conveyancing practitioner is obliged to do the vast majority of work - money laundering, correspond with the sellers property lawyer, SDLT submission, register the property etc. A marginal saving might be made by not having to register a charge however it won't be a lot.

This question may be naive but I am wet behind the ears as FTB of a two bedroom flat in Brixton. Do I pick up the keys to the premises on completion from my lawyer? If this is the case, I will use a High Street conveyancing solicitor in Brixton?

On the day of completion you do not need to attend the conveyancers office in Brixton. Your solicitors will transfer the completion advance to the seller's solicitors, and shortly after the monies have arrived, you should be called to collect the keys from the Estate Agents and start moving into the property. Usually this occurs between 1 and 3pm.

We previously chose conveyancers based in Brixton on the TSB solicitor approved list. They have just invoiced me a further amount for dealing with the TSB mortgage. Is this a supplemental conveyancing fee specified by TSB?

Provided it is contained in their Terms of Engagement or Quote then yes your conveyancing practitioner is entitled to charge a fee for this. This charge is not set by TSB but by your Brixton solicitor. Some firms on the TSB panel will charge ’dealing with mortgage’ fee and others do not.

I'm in the process of viewing houses in Brixton and I am about to put in an offer. Is it advisable to have a property lawyer on ‘stand by’? I am planning to take a mortgage with Bank of Ireland.

It would be sensible to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. As you are taking out a mortgage with Bank of Ireland, make sure you remember to check that your lawyer is on the Bank of Ireland conveyancing panel.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Brixton is the location of the property. Is there any guidance you can give?

Flying freeholds in Brixton are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Brixton you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brixton 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 have been advised by a few estate agents in Brixton to locate a solicitor using your seach tool. What’s the financial inducement for Estate Agents to promote your lawyers over and above a competitor’s?

We refuse to give any financial incentive for sending work in our direction. We found it would be just too difficult a fee as a client could think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Brixton conveyancing firm to represent me?

You certainly can. We are happy to put you in touch with a Brixton conveyancing firm who can help.

An example of a Freehold Enfranchisement case for a Brixton flat is 66 Southwell Road in March 2012. By Order of Deputy District Judge Stone dated 25 January 2012 a vesting order was made. The determination of the purchase price was referred to the Tribunal who decided that the amount payable for the freehold should be£29,612.00 This case affected 3 flats. The unexpired term was 72.58 years.

When it comes to leasehold conveyancing in Brixton what are the most frequent lease problems?

Leasehold conveyancing in Brixton is not unique. Most leases are drafted differently and legal mistakes in the legal wording can result in certain provisions are wrong. The following missing provisions could result in a defective lease:

A provision to repair to or maintain elements of the property Maintenance charge proportions which don’t add up to the correct percentage

A defective lease will likely cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Halifax, Bank of Scotland, and Alliance & Leicester all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to grant the mortgage, forcing the purchaser to withdraw.