I opted for a Brixton based firm for my conveyancing in Brixton today. Going through the Ts and Cs I notewe are on the hook for fees even if the dealdoes not happen. Should I go with them or appoint an on-line solicitor practice who offer no-sale-no-fee conveyancing in Brixton?

It is usually ‘give and take’ in that if "No Completion No Fee" is offered then the conveyancing charges will tend to be be higher to neutralise the cases that do not proceed. Do bear in mind that such schemes rarely protect you from disbursements e.g. Brixton conveyancing search expenses.

When can the exchange of contracts occur in purchase conveyancing in Brixton and am I required to be at the solicitors branch?

Where you are near to one of the conveyancing solicitors in Brixton you are welcome to attend to sign the paperwork. However, the law practices we recommend supply countrywide coverage for conveyancing and give as equally comprehensive and professional a job for you when communicating with you by post or email. The signing of the sale agreement is not the important part. Signing on the dotted line is just a prerequisite for the conveyancer to exchange contracts at the suitable time, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Brixton)to be in the office at the appropriate time.

What is the difference between a licensed conveyancer and conveyancing solicitor in Brixton

Two types of professional can perform conveyancing in Brixton namely CLC regulated conveyancers or solicitors. The two can administer conveyancing services that you need to complete the disposal or acquisition of property. Both are obliged to carry out Brixton conveyancing to the same standards and guidelines so you may be safe in the knowledge that your conveyancing will be properly carried out and that the necessary steps will be accurately adhered to.

How can we know in advance if a Brixton conveyancing solicitor on the Barclays panel is any good?

When it comes to conveyancing in Brixton seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor conducting your conveyancing.

I am selling my apartment. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Lloyds are being problematic. The Brixton solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are insisting on 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.

The estate agent has sent us the confirmation of our purchase of a new build flat in Brixton. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Brixton

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

We have been told by numerous estate agents to expect 6-8 weeks for Brixton conveyancing to complete.This was four weeks ago. The paperwork was only forwarded to my conveyancing practitioner a few days ago so does the time start running now?

You need to be pragmatic about timing. Property transactions in Brixton takes on average about ten weeks. This timeframe is not due to conveyancing practitioner being slow and deliberately delay matters. The level of money involved in buying any property is so high, the buyer’s property lawyer having to raise a wide range of enquiries, searches and supplemental checks to protect the purchaser and their lender (if there is to be a home loan) from expensive, avoidable problems. These checks involves obtaining information from various different parties, for example other property lawyer, local councils, private companies, lenders. Some of these are efficient. Others aren't. Finally, no matter how quickly your property lawyer do their work, if the people you are purchasing from or are selling to aren't ready, nothing can go ahead until they are up to speed.