Is there a reason why leasehold purchase conveyancing in Brentford is more expensive?
The conveyancing charges for a leasehold premises in Brentford is frequently higher when contrasted to a freehold acquisition or disposal. This is because there is an amount of extra time required in dealing with the freeholder and management company to collate the information concerning whether the rent and service fee have been paid and whether there are any large sums expected to be spent in the foreseeable future on repairs or maintenance of the block.
I happen to be the sole recipient of my late mum's will with all property in now in my sole name, including the my former home in Brentford. The Brentford property was put into my name in July. I want to move. I understand that there is a CML six month 'rule', which means that my proprietorship will be regarded the same way as if I'd bought the house in July. Is the property unsalable for six months?
The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. Some banks would take a sensible view as this obligation is chiefly there to identify subsales or the quick reselling of property.
We had appointed solicitors with offices in Brentford on the UBS solicitor approved list. They have just invoiced me an additional fee for dealing with the UBS mortgage. Is this a supplemental conveyancing fee set by UBS?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your conveyancing practitioner may charge a fee for this. This fee is not set by UBS but by your Brentford solicitor. Some firms on the UBS panel will quote an ‘acting for lender’ fee but plenty of practices include it on their overall fee.
About to purchase flat in Brentford. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Brentford property lawyer is on the TSB conveyancing panel.
I purchased a renovated Victorian property in Brentford. Conveyancing lawyer acted for me and National Westminster Bank. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold under the matching address. Is it worth asking National Westminster Bank to clarify?
You need to read 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Brentford and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with the conveyancing solicitor who conducted the conveyancing.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. Brentford is where the house is located. Can you shed any light on this issue?
Flying freeholds in Brentford are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Brentford you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brentford may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Last April I purchased a leasehold property in Brentford. Am I liable to pay service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Brentford conveyancing firm to assist?
if there is a missing landlord or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to assess the sum to be paid.
An example of a Freehold Enfranchisement case for a Brentford premises is 105 & 105A Seaford Road in July 2013. The tribunal determined that the price payable for the freehold interest in the Property was £43,985 . This sum was to be paid into Brentford County Court to enable the matter to proceed This case related to 2 flats.
There are a lot of properties in Brentford on unadopted roads. We are purchasing such a property. Are there any advantages to purchasing a residence on a private road?
Brentford conveyancing practices will be familiar with dealing homeson private. Your property lawyer will review the Land Registry data to identify any rights or responsibilities. In many cases there is a management company (wholly owned by residents) that proprietors pay into to maintain the road. Where there is one, the road should be maintained and look better than council maintained.