Unfortunately I am unable to travel far from Brent Cross. I would like to know the logic why all Brent Cross solicitors aren't automatically on all lender panels?
As unjust as it may appear for mortgage companies to limit who can represent them, from the public’s or lawyer’s standpoint, the the contrary view is that lenders are increasingly anxious and feel it imperative to shield themselves against illegal activities. As a consequence of this concern mortgage companies are limiting their conveyancing panel to a size that they are happy to control.
We just had an offer accepted to buy with Loughborough BS. We have called around locally but am unable to find a Brent Cross conveyancing firm on the Loughborough BS approved list. Can you assist?
Please do take advantage of the find a lender approved solicitor tool on this site. Please choose the building society and type Brent Cross or your preferred area and you will see a number of lawyer located in Brent Cross or near you.
I am close to exchanging contracts on the sale of our house in Brent Cross and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed an internet conveyancing outfit as opposed to a conveyancing solicitor in Brent Cross. Having lived in Brent Cross for 5 years we know of no issue. Should we get in touch with our local Authority to get clarification need.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
Me and my brother purchased a terraced Victorian property in Brent Cross. Conveyancing lawyer represented me and TSB. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Brent Cross and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with the conveyancing lawyer who conducted the purchase.
How does conveyancing in Brent Cross differ for newly converted properties?
Most buyers of new build premises in Brent Cross contact us having been asked by the builder to sign contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Brent Cross typically buy the site, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Brent Cross or who has acted in the same development.
What advice can you give us when it comes to finding a Brent Cross conveyancing practice to carry out our lease extension conveyancing?
When appointing a conveyancer for your lease extension (regardless if they are a Brent Cross conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with two or three firms including non Brent Cross conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be useful:
Can they put you in touch with clients in Brent Cross who can give a testimonial? If the firm is not ALEP accredited then why not?
I am the registered owner of a ground-floor 1950’s flat in Brent Cross. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the amount due for a lease extension?
Where there is a absentee freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to assess the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Brent Cross residence is First Floor Flat 61 Wilberforce Road in March 2014. The premium payable was £10,130 and the case was remitted back to the Willesden County Court to effect the Vesting Order (Claim No 3W103100). This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 71 years.