Please could you recommend a Britannia accepted Brighton conveyancing firm that can complete within two weeks? Would it be better to use a local Brighton firm or a factory type firm?

We would be happy to suggest some excellent Brighton conveyancing firms. Another option is to visit the main road in Brighton. Visit a couple of law practices and request to speak with a conveyancing solicitor for a fee estimate. Discuss your time frames together with your reasons and ask for an assurance on speed. Choose the lawyer that you are most comfortable with.

When it comes to lenders such as Barclays, do Brighton property lawyers face a yearly amount to be on the conveyancing panel?

We are unaware of any bank fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

is it true that all Brighton conveyancing solicitors on the Leeds Building Society conveyancing panel are governed by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Leeds Building Society approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many banks do permit licenced conveyancers on their panel and in that case the firms would be regulated by the CLC.

We previously selected conveyancing lawyers with offices in Brighton on the Nationwide solicitor approved list. They are now charging me a supplemental sum for dealing with the Nationwide mortgage. Is this an additional conveyancing fee set by Nationwide?

Provided it is contained in their Terms of Engagement or Quote then yes your conveyancing practitioner is entitled to charge a fee for this. The fee is not dictated by Nationwide but by your Brighton property lawyer. Numerous firms on the Nationwide panel will levy ’dealing with mortgage’ fee and others do not.

Just acquired a terraced house in Brighton , What is the estimated time for the Land Registry to record my title? My Brighton conveyancing solicitor has been very slow, so I want to be certain that my name is registered.

There is nothing unique about conveyancing in Brighton registration formalities. Rather than based on location, timeframes can vary according to who lodges the application, whether it is in order and whether the Land registry have to notify any 3rd persons or bodies. As of today in the region of three quarters of submission are fully dealt with within two weeks but occasionally there can be protracted delays. Historically registration occurs after the buyer is living at the property therefore an expedited registration is not always primary concern but where it is urgent that the the registration takes place urgently then you or your solicitor could communicate with the Registry to express the reasoning for an expedited registration.

I am buying my first flat in Brighton with a loan from National Westminster Bank. The builders would not move on the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep advised me not reveal to my solicitor about the side-deal as it may impact my loan with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

How and when do I cover the costs of the Stamp Duty Land Tax due for my house transaction in Brighton?

The property lawyer will complete a stamp duty return for you as part of your Brighton purchase transaction for signature. After completion your property lawyer will submit your Land Transaction Return Form to the Inland Revenue and - assuming they have the funds - settle any tax bill liability for you.