My Birchgrove conveyancer has identified a difference between the assumptions in the valuation report and what is in the legal papers for the property. My solicitor has advised that he is duty bound to ensure that the bank is OK with this discrepancy and is content to go ahead. Is my solicitor’s course or action legitimate?

Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

I used Stirling Law several years past for my conveyancing in Birchgrove. Now, I need the files however the law firm is no longer operating. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Birchgrove of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

How does conveyancing in Birchgrove differ for new build properties?

Most buyers of new build property in Birchgrove come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is finished. This is because developers in Birchgrove usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Birchgrove or who has acted in the same development.

Do I need to be concerned that brokers that I am dealing with are recommending a nationwide conveyancing firm rather than a High Street Birchgrove conveyancing practice?

As is the case with many professional services, often input from connections can be very helpful. But there are numerous players in a conveyancing deal; estate agents, mortgage brokers and banks might all put forward solicitors to appoint. Sometimes the lawyers might be known to one of the organisations as being good in their field, but occasionally there is an underlying financial incentive behind the recommendation. You have the right to appoint your preferred lawyer. Don't forget that some lenders specify a panel list of solicitors you are obliged to use for the lender aspect of your house move.

I work for a busy estate agent office in Birchgrove where we have experienced a few leasehold sales jeopardised as a result of leases having less than 80 years remaining. I have received contradictory information from local Birchgrove conveyancing firms. Could you shed some light as to whether the owner of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Birchgrove Leasehold Conveyancing - Sample of Questions you should consider Prior to buying

Are any of leasehold owners in dispute over their service charge liability? What restrictions are there in the Birchgrove Lease? You will want to discover as much as possible concerning the company managing the building as they will impact your use and enjoyment of the property. Being a leasehold owner you are frequently in the clutches of the managing agents from a financial perspective and when it comes to every day matters such as the cleanliness of the common parts. Ask other tenants what they think of their service. In conclusion, find out the dates that the maintenance fees are due to the managing agents and precisely what you get for your money.