As a novice what is the most important number one tip you can impart regarding purchase conveyancing in Bromley?

Not many law firms shout this from the rooftops but conveyancing in Bromley or throughout England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there exists plenty of opportunity for conflict between you and other parties involved in the transaction. For instance, the seller, selling agent and sometimes the lender. Choosing a lawyer for your conveyancing in Bromley should not be taken lightly as your conveyancer is your adviser, and is the SOLE person in the legal process whose interest is to act in your best interests and to protect you.

There is a worrying creep in the "blame" culture- someone has to be blamed for the process being so protracted. We recommend that you must always trust your conveyancer ahead of the other players in the home moving process.

I am purchasing a property and require a conveyancing solicitor in Bromley who is on the Lloyds TSB Bank solicitor. Can you recommend a local solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Lloyds TSB Bank in certain locations such as Bromley. We dont recommend any particular firm.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Bromley?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Bromley. 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…’

I have been on the look out for a ground for flat up to £305k and found one round the corner in Bromley I like with open areas and transport links in the vicinity, the downside is that it only has 61 remaining years left on the lease. I can't really find anything else in Bromley for this price, so just wondered if I would be making a mistake acquiring a short lease?

Should you need a mortgage that many years will likely be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least twenty four months you may ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.

Do you have any advice for leasehold conveyancing in Bromley from the perspective of saving time on the sale process?

• Much of the delay in leasehold conveyancing in Bromley can be avoided where you instruct lawyers the minute you market your property and request that they start to put together the leasehold documentation which will be required by the buyers’ lawyers.
In the event that you altered the property did you need the Landlord’s consent? In particular have you laid down wooden flooring? Bromley leases often stipulate that internal structural changes or laying down wooden flooring necessitate a licence issued by the Landlord approving such alterations. Where you dont have the approvals in place you should not contact the landlord without contacting your lawyer before hand. The majority of landlords or Management Companies in Bromley levy fees for supplying management packs for a leasehold property. You or your lawyers should discover the fee that they propose to charge. The management information sought as soon as you have a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most usual cause of frustration in leasehold conveyancing in Bromley. You believe that you know the number of years remaining on your lease but you should double-check via your conveyancers. A buyer’s conveyancer will be unlikely to recommend their client to where the remaining number of years is under 80 years. In the circumstances it is important at an early stage that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. A minority of Bromley 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 obtain financial (bank) and professional references. Any bank reference should make it clear that the buyer is able to meet 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 purchasers or their lawyers.

I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Bromley conveyancing firm to act on my behalf?

Absolutely. We are happy to put you in touch with a Bromley conveyancing firm who can help.

An example of a Freehold Enfranchisement matter before the tribunal for a Bromley property is 26 Rhondda Grove in June 2009. The net price payable by the leaseholders as determined by the Tribunal was £3,015.13. This comprised £11,300 premium for the reversion less £8,284.87 costs as ordered by the County Court.