Property Services

At bmd:law property is our passion. Property is the heart of everything bmd:law does. We go beyond conveyancing. This is some of what we can do to help you.





Sales

From the outset we understand that once you have found a buyer you will want to complete quickly. We do that in many ways. We ensure that we get the protocol documents to you as fast as possible and if necessary arrange appointments for you to come to attend our offices and complete them in person. Because we know what the buyer’s solicitor will look for in the title pack, we tell them from the beginning to save time. As soon as we can, we set a tentative completion date to focus everyone’s mind. We don’t avoid Estate Agents, in fact we keep them updated as much as we can to ensure the we keep everyone ‘on point’ . You can trust us with your sale.



Purchases



From chains to repossessions and plot sales we are focused and determined to complete your purchase as quick as possible. Whilst the national average transaction takes twelve to fourteen weeks our average is a mere five weeks and our quickest completion is around two weeks. We do that by focusing on you. We don’t take work from management companies who believe quality is the opposite of quantity. We don’t buy work from Estate Agents, we are recommended. We work for you not a referral company. We nominate you a conveyancer, a solicitor who supervises the conveyancer and an assistant to keep you updated at all times. This means that your file is constantly and continually moving towards a completion. Experience shows us that being a faceless file number picked up by anyone in a large team is no good, as is having just one person who knows your file. We found that three is the magic number. Your file moves quicker and you can be confident that you will always know what’s happening. When we have gone through searches and enquiries we will report to you in person or by post whichever you prefer so that you can be confident in your purchase at all of the financial and legal implications of it.



Transfers of Equity

Adding or taking someone on or off the title of the property? There can be many reasons for this from separation or divorce to a new partner or for tax reasons. For whatever reason we can help quickly. The easiest thing is to come and ask us about your particular circumstances and we can plan a best result for you.

Transfer of Equity Costs

Every Transfer of Equity transaction is slightly different and depends on factors such as

• someone being added to the title
• someone being removed from the title
• gifting the whole of the title
• a mortgage that needs to consent to the change
• remortgaging at the same time as changing the title

As we believe our charges should be as bespoke and individual as your circumstances, we like to discuss your requirements so that our charges are truly reflective. Our fees for a simple Transfer of Equity generally start at £275+ vat but your individual circumstances may mean that the fee will be lower or higher than this. Please call us and we can discuss further

What is involved in a Transfer of Equity will change depending on the variables above. Again we are happy to set out the process to you when we have discussed your individual requirements.



Investment Property

You may have a property that you can’t sell or don’t want to sell or a large portfolio. You may be planning a new investment hobby or be looking to get on the property ladder and invest in property to make profit. Whichever these apply we can help you. We can help with purchase, refinancing, transferring or the restructuring of investment property. We are experienced in acting for developers in the acquisition, development and subsequent disposal of plot developments. We can also help you manage the investment property with our Landlord Angel legal service.



Commercial Property

We deal with all aspects of commercial property from purchase or sale of commercial units, granting and transferring of leases through to development land, planning, road adoptions and stopping up and investment property. With bmd:law you have the benefit of city expertise without the price tag. If you are planning to acquire property for the purposes of development call Bernadette to discuss.



Mortgage Panel Work

We are able to assist if your chosen solicitor cannot undertake the mortgage aspect of the transaction. This is a common occurrence with solicitors being required to be on lenders panels. It is not unusual for your solicitor to not be on a particular panel, and this is often not a reflection on the solicitor themselves. We act for several local firms who are unable to undertake panel work. If this applies to you, please ask your solicitor to call Bernadette to see if we can help.



Costs

All our property work is fixed fee. You can use our calculator for simple sales and purchases or you can call to discuss any more unusual or complicated matters. We are always up front about fees and we do not believe in hiding any other fees. If you wish to discuss any aspect of how we calculate our costs or if you think the cost calculator does not apply to your particular circumstance, we are always happy to talk to you.





What is involved in my transaction?


Every transaction is slightly different. We have prepared a flow chart of the standardized process
Sale Workflow
Purchase Workflow


What is included in my quote


Purchase


The work to be undertaken will consist of and limited to the following:

a) Investigating the title to the property, to include:
i. Carrying out searches with respect to title and local government information for the property;
ii. Reviewing replies given by the seller to pre-contract enquiries;

b) Negotiating a purchase contract;

c) Negotiating a transfer document;

d) Advising you in respect of your mortgage offer;

e) Preparing a report on title which may be delivered in person or in written form;

f) exchange of contracts and then completion of the purchase;

g) Transferring funds by telegraphic transfer to the seller’s solicitors and for relevant taxes (This is the element of the quote referred to as ‘Bank Transfer Fee’);

h) Calculating stamp duty land tax (SDLT) on the purchase and preparing and submitting to HM Revenue and Customs the appropriate SDLT forms (This is the element of the quote referred to SDLT Submission Fee) and

i) Registering the purchase and the mortgage at the Land Registry.


Sale



The work to be undertaken will consist of and limited to the following:

a) Verifying title to the property (this is by obtained copy title for which there is a small fee payable)

b) Preparing a contract package;

c) Negotiating a transfer document;

d) Obtaining mortgage redemption figures;

e) Liaising with any freeholder or management company (This is comprise part of the section headed additional fees ‘Leasehold fee’);

f) Proceeding to exchange of contracts and then completion of the sale;

g) Transferring funds by telegraphic transfer to discharge your mortgage;

h) Obtaining proof of discharge and sending to buyer



Who will deal with my transaction?



Your transaction will be dealt with by Bernadette McDonald. Bernadette is a solicitor and partner. Bernadette qualified as a solicitor in 2002 specialising in commercial property and property litigation (residential). Bernadette then worked in house at a property development company dealing with the acquisition of plots of agricultural land and buildings and their conversion and sale into high end barns, closure of roads, moving public footpaths and dealings with Crown land. Bernadette then opened bmd law in 2006 and has specialised in residential and commercial property since. Bernadette is assisted by :

Jade Williams who is an experienced conveyancer who has undertaken residential property work since 2003. Jade is experienced in all aspects of transactional conveyancing including registered and unregistered sales, purchases, leaseholds, re-mortgages, and transfers of equity.

Leah Shelley who is a law graduate who has chosen to specialise in property. Leah’s role is to ensure that transactions move quickly and smoothly and will keep all parties up to date with progress, open files, undertake searches and generally keeps the whole process moving with a smile