Me and my husband are acquiring residence in Bromley Common. My lawyer is not on the bank solicitor list. Can I still use my Bromley Common conveyancing solicitor notwithstanding that they are excluded from the bank panel of approved conveyancing solicitors?
Various options include
- Carry on with your chosen Bromley Common lawyer but your bank will undoubtedly appoint a lawyer on their approved panel. The net result is additional charges together with likely delay.
- Get a new property lawyer to act in the purchase, making sure they are on the mortgage company conveyancing panel.
- Convince your lawyer to apply to join the bank panel
As someone unfamiliar with conveyancing in Bromley Common what’s your top tip you can give me for the home moving process in Bromley Common
Not many law firms shout this from the rooftops but conveyancing in Bromley Common or throughout England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there is plenty of room for confrontation between you and others involved in the ownership transfer. For example, the seller, selling agent and even potentially your mortgage company. Selecting a law firm for your conveyancing in Bromley Common should not be taken lightly as your conveyancer is your adviser, and is the ONE person in the legal process whose responsibility is to look after your best interests and to keep you safe.
We are witnessing a worrying increase in the "blame" culture- someone has to be blamed for the process taking so long. You your first instinct should be to trust your solicitor ahead of all other players in the home moving process.
My colleague advised me that where I am buying in Bromley Common I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually quoted for as part of the standard Bromley Common conveyancing searches. It is not a small document of about 40 pages, listing and detailing important information about Bromley Common around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful information regarding Bromley Common.
It has been 3 months following my purchase conveyancing in Bromley Common took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
There are only Sixty One years left on my lease in Bromley Common. I now wish to get lease extension but my freeholder is missing. 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 granted an extra 90 years by the Court. You will be obliged to demonstrate that you or your lawyers have made all reasonable attempts to find the landlord. For most situations a specialist may be useful to conduct investigations and to produce an expert document to be accepted by the court as proof that the landlord is indeed missing. It is wise to seek advice from a conveyancer both on devolving into the landlord’s absence and the application to the County Court overseeing Bromley Common.
Having spent years of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Bromley Common. Can we issue an application to the Residential Property Tribunal Service?
Most definitely. We are happy to put you in touch with a Bromley Common conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Bromley Common flat is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case affected 1 flat. The unexpired term as at the valuation date was 50.57 years.