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Recently asked questions about conveyancing in Bromley

Why do I have to pay up front for my conveyancing in Bromley?

If you are buying a property in Bromley your solicitor will request that you place them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. When the down payment is as part of the purchase price then this should be required immediately in advance of contracts are exchanged. The closing balance that is due will be payable a couple of days prior to the day of completion.

This question may be naive but I am unexperienced as FTB of a ground floor flat in Bromley. Do I pick up the keys to the property on the completion date from my conveyancer? If so, I will instruct a High Street conveyancing solicitor in Bromley?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the vendor’s solicitors, and once they have received this, you should be able to receive the keys from the property Agents and move into your new home. This tends to happen early afternoon.

A relative advised me that in purchasing a property in Bromley there could be a number of restrictions prohibiting external alterations to the property. Is this right?

There are a number of properties in Bromley which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Bromley should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Completion of my remortgage has taken place for my property in Bromley. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel 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.

I have been on the look out for a leasehold apartment up to £235,500 and found one near me in Bromley I like with a park and station in the vicinity, the downside is that it only has 52 remaining years left on the lease. There is not much else in Bromley in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?

If you need a mortgage the shortness of the lease will likely be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.

There are only 68 years left on my flat in Bromley. I am keen to get lease extension but my freeholder is absent. What options are available to me?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to demonstrate that you have done all that could be expected to find the lessor. In some cases an enquiry agent should be helpful to carry out a search and prepare an expert document to be used as proof that the freeholder is indeed missing. It is wise to seek advice from a solicitor both on investigating the landlord’s disappearance and the application to the County Court covering Bromley.

Having spent months of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Bromley. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

Where there is a missing landlord or where there is disagreement about what the lease extension should cost, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to judgment on the premium.

An example of a Freehold Enfranchisement matter before the tribunal for a Bromley residence is Ravensbourne Lodge 4 Highland Road in February 2013. the Tribunal held that the amount payable for the freehold was £22,268

Are Bromley conveyancing solicitors under an obligation to the Law Society to issue transparent conveyancing figures?

Inbuilt into the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, constitute the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Bromley or or elsewhere in the country.

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