When can the exchange of contracts occur in residential conveyancing in Brown Edge and do I need to attend the conveyancers branch?

Where you are local to one of the conveyancing solicitors in Brown Edge you are welcome to come in to sign contracts. However, the firms we work with offer countrywide coverage for conveyancing and provide as equally diligent and professional a job for you when communicating with you by post or email. The executing of the property agreement is not the point of no return. A signed contract simply enables the solicitor to address the formalities at the appropriate time, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Brown Edge)to be in the office available at the end of the phone to exchange contracts.

I had intended to instruct a property lawyer in Brown Edge for our house move. Our financial adviser informed us that our bank Clydesdale won't deal with them. Surely this is unfair competition?

Banks normally imposes restrictions either the category or the number of conveyancing solicitors on their member panel. A common example of such criteria being that a law practice must not be a sole practitioner. As well as restricting the profile of firm, a few lenders have reduced the number of firms they permit to act for them. Be aware that Clydesdale have no responsibility for the quality of advice provided by any member of Clydesdale Conveyancer Panel. Mortgage fraud was a key driver in the reduction of solicitor panels a few years ago even though there remains mixed views regarding the extent of solicitor engagement in some of that fraud. Data from the Land Registry indicate that thousands of law firms, including some in or near Brown Edge only perform very few conveyances per annum.

I'm in the process of looking at houses in Brown Edge and I am now considering a potential offer. Is it sensible to have a lawyer on ‘stand by’? I intend to finance via a home loan with Aldermore.

It would be sensible to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. As you are taking out a mortgage with Aldermore, make sure you remember to check that your lawyer is on the Aldermore conveyancing panel.

Completion of my purchase has taken place for my property in Brown Edge. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. 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.

I am due to exchange contracts on my flat. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Lloyds are being pedantic. The Brown Edge solicitor who is on the Lloyds conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?

It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Are there restrictive covenants that are commonly identified during conveyancing in Brown Edge?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Brown Edge. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

Can you provide any advice for leasehold conveyancing in Brown Edge with the purpose of expediting the sale process?

• Much of the delay in leasehold conveyancing in Brown Edge can be avoided where you instruct lawyers as soon as your agents start marketing the property and ask them to collate the leasehold documentation which will be required by the buyers’ representatives.
Some Brown Edge leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers. If there is a history of conflict with your freeholder or managing agents it is very important that these are settled before the property is put on the market. The purchasers and their solicitors will be warry about purchasing a flat where there is an ongoing dispute. You may need to swallow your pride and discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is better to present the dispute as historic as opposed to ongoing. You believe that you know the number of years left on your lease but it would be advisable double-check via your conveyancers. A purchaser's conveyancer will be unlikely to recommend their client to to exchange contracts if the lease term is below 75 years. In the circumstances it is important at an as soon as possible that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. Many freeholders or Management Companies in Brown Edge levy fees for providing management packs for a leasehold property. You or your lawyers should find out the actual amount of the charges. The management pack can be applied for as soon as you have a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most usual cause of delay in leasehold conveyancing in Brown Edge.

I invested in buying a 1st floor flat in Brown Edge, conveyancing formalities finalised December 1996. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Brown Edge with an extended lease are worth £192,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease terminates on 21st October 2079

You have 54 years unexpired the likely cost is going to span between £32,300 and £37,400 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.