Are you able to recommend a Nationwide Building Society approved Bramley conveyancing firm finish our home move within a very limited time frame? Am I best advised to go for a high street Bramley practice or an internet conveyancer?

We can recommend some very good Bramley conveyancing firms. Another option is to visit the high street in Bramley. Approach two or three firms and ask to speak with a conveyancing solicitor for a fee estimate. Mention your expectations together with the reasons and ask for a commitment on your deadline. Select the one that appears most efficient.

There are plenty of conveyancing solicitors in Bramley but how do I know who's good?

We would encourage you not to go for the cheapest Bramley conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

We expect to receive a OIP from HSBC this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do HSBC recommend any Bramley solicitors on the HSBC conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Bramley solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.

Nationwide have agreed my mortgage in principle, my offer on a house in Bramley has been accepted, now what?

Your property agent will need to know who your solicitors are (ensure that the property lawyers are on the bank’s panel). Contact Nationwide or your financial adviser and finish off any appropriate forms. Nationwide will sellect a valuer who will get in touch with the estate agent or seller to schedule a time for the valuation to take place. Once conducted (assuming no problems) it takes on average a week to get a mortgage offer. Nationwide will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Bramley.

Just bought a detached house in Bramley , how long will it take for the Land Registry to record the transfer to my name? My Bramley conveyancing solicitor works at snail pace, so I want to be certain the land registry aspects are concluded.

There is nothing unique about conveyancing in Bramley registration formalities. As opposed to being determined by geographic area, timeframes can vary according to the party submitting the application, whether it is in order and if the Land registry must send notices to any third persons or bodies. At present roughly three quarters of such applications are fully addressed within two weeks but occasionally there can be protracted delays. Registration is effected after the purchaser has moved in to the premises therefore 'speed' is not always an essential issue yet where there is a degree of urgency associated with the registration then you or your conveyancer should contact the land registry and explain the circumstances.

What tools are available to search for a Bramley solicitor on the Barnsley Building Society conveyancing panel? I have a car and am willing to travel upto 25kilometers to meet the lawyer.

You can use the facility on this website. Please select a lender and your location and you will see a number of Bramley conveyancing lawyers located nearest you. We have listed some Bramley conveyancing firms at the bottom of this page and you can contact them to check if they are on the Barnsley Building Society panel

My wife and I purchased a leasehold house in Bramley. Conveyancing and Leeds Building Society mortgage went though with no issue. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1994. The conveyancing practitioner in Bramley who acted for me is not around. Do I pay?

The first thing you should do is make enquiries of the Land Registry to be sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. There is no need to instruct a Bramley conveyancing firm to do this as you can do this on the Land Registry website for a few pound. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Leasehold Conveyancing in Bramley - Sample of Queries Prior to buying

How many of the leaseholders are in arrears for their maintenance charge payments? This question is useful as a) areas can result in problems for the block as the communal areas may begin to deteriorate if maintenance are not paid for b) if the tenants have a dispute with the running of the building you will need to have all the details How much is the ground rent and service charge?