I am in a contract race with another buyer for a property in Bramley. What can I do to expedite matters?

Where the seller is applying pressure to complete it is advisable to make sure that your lawyer is familiar with the location as they will make use of local relationships and know-how. It is possible that they may have transacted previousproperties in the same neighbourhood. Therefore consider using a Bramley conveyancing solicitor. In addition, ensure that the conveyancing firm is on the lender panel. It is claimed that just under twenty per cent of Bramley conveyancing transactions are frustrated or derailed after discovering a purchaser’s conveyancer was not on their banks member panel. In many cases this discovery resulted in the legal transfer of property being delayed by almost 21 days. It is claimed that this issue impacts in the region of 100,000 home sales every year. Almost all Bramley conveyancing practices can not act for certain lenders so do check as early as possible.

Do I select a Licenced Conveyancer or Solicitor for conveyancing in Bramley?

There are two types of lawyers who can conduct conveyancing in Bramley namely CLC regulated conveyancers or solicitors. The two can provide the legal services that you need to complete the disposal or acquisition of property. They are both required to execute Bramley conveyancing on similar quality and guidelines so you can be sure that your conveyancing will be properly conducted and that all necessary procedures will be suitably adhered to.

Last month we had a mortgage agreed in principle with Leeds Building Society. Bramley conveyancing lawyers are appointed. What is the average time that one could expect to receive a mortgage offer from Leeds Building Society?

There is no definitive answer here. Have Leeds Building Society conducted the survey? Have you advised Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

My fiancee and I are at the point of looking at flats in Bramley and I am about to put in an offer. Is it premature to have a solicitor in place? I am planning to take a mortgage with Bank of Ireland.

It would be wise 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 contact information on to the selling agent. As you are seeking a mortgage with Bank of Ireland, ask your prospective lawyers if they are on the Bank of Ireland conveyancing panel otherwise they can't do the mortgage legal work.

I have todayfound out that Arc property Solicitors have closed. They conducted my conveyancing in Bramley for a purchase of a leasehold flat 9 months ago. How can I be sure that my home is registered correctly in the name of the previous owner?

The quickest method to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Bramley conveyancing specialists.

We're new on the property ladder - had an offer accepted, but the property agent advised that the owners will only issue a contract if we use their preferred solicitors as they want an ‘expedited deal’. We would rather use a high street conveyancer with experience of conveyancing in Bramley

We suspect that the owner is unaware of this demand. If they desire ‘a quick sale', turning down a serious buyer is not the way to achieve this. Speak to the vendors direct and make the point that (a)you are genuine buyers (b)you are ready to go, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you are going to appoint your preferred Bramley conveyancing lawyers - as opposed tothe ones that will provide their estate agent a commission or meet his conveyancing figures demanded by HQ.

All being well we will complete our sale of a £150,000 garden flat in Bramley in nine days. The freeholder has quoted £336 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Bramley?

For the majority of leasehold sales in Bramley conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Answering pre-contract enquiries Where consent is required before sale in Bramley Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Bramley leasehold premises is £350. For Bramley conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply answers.

I purchased a 1st floor flat in Bramley, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Bramley with a long lease are worth £221,000. The ground rent is £50 invoiced every year. The lease ceases on 21st October 2095

With just 70 years unexpired we estimate the premium for your lease extension to be between £9,500 and £11,000 plus legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.