Do the conveyancing solicitors identified through your search tool handle auction conveyancing in Birchgrove?

There are a number of auction practitioners we can put you in touch with those who can conduct auction conveyancing. Birchgrove is just one of our areas of where our lawyers have offices.

Is there a reason why leasehold purchase conveyancing in Birchgrove costs more?

The conveyancing charges for a leasehold property in Birchgrove is inevitably more expensive as compared to a freehold transaction. This is because there is an amount of extra time necessary in corresponding with the freeholder and managing agents to collate the information concerning whether the rent and maintenance fee have been discharged and whether there are any significant expenditure in the foreseeable future on repairs or maintenance of the building.

When it comes to mortgage companies such as Virgin Money, do Birchgrove lawyers face a fee to be on the list of approved solicitors?

We are not aware of any lender fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

I have a mortgage with Barclays for my property in Birchgrove. Conveyancing has been completed some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Barclays?

Your original mortgage agreement with Barclays will provide that you need their approval before letting out your property as this is likely to be a breach of Barclays’s mortgage conditions. It may be that Barclays will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. You need not do this via a Barclays conveyancing panel solicitor.

Barclays have agreed my mortgage in principle, my bid on a property in Birchgrove has been accepted, now what?

Your estate agent will want to know who your solicitors are (ensure that the conveyancing practitioners are on the lender’s approved list). Call up Barclays or your financial adviser and complete any outstanding paperwork. Barclays will sellect a valuer who will get in contact with the selling agent or owners to arrange an appointment. Once conducted (assuming no problems) it takes about a fortnight to receive the mortgage offer. Barclays will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Birchgrove.

Will our conveyancer be making enquiries about flooding during the conveyancing in Birchgrove.

Flooding is a growing risk for solicitors dealing with homes in Birchgrove. There are those who acquire a property in Birchgrove, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not best placed to impart advice on flood risk, however there are a number of searches that can be undertaken by the purchaser or by their lawyers which should give them a better appreciation of the risks in Birchgrove. The standard completed inquiry forms sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a usual inquiry of the owner to determine whether the premises has suffered from flooding. If flooding has previously occurred which is not revealed by the vendor, then a buyer could commence a legal claim for losses resulting from an incorrect response. A buyer’s solicitors should also order an environmental search. This will higlight whether there is a recorded flood risk. If so, more detailed inquiries should be initiated.

Am I best advised to choose a Birchgrove conveyancing solicitor based in the area that I am buying? I have an old university friend who can deal with the legal work however his firm is located 300kilometers drive away.

The benefit of a local Birchgrove conveyancing practice is that you can visit the firm to sign paperwork, hand in your ID and apply pressure on them if necessary. Having local Birchgrove know how is a plus. However it's more important to get someone that will pull out all the stops for you. If other friends have used your friend and they were impressed that must surpass using an unknown Birchgrove conveyancing lawyer just because they are local.