Is the fact that my conveyancer in Brentford is not on my mortgage company's solicitor panel that there is a problem with the quality of her conveyancing?
That would most likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Brentford conveyancing firm and ask them why they are no longer on the approved list for your bank.
Please explain the implications if my solicitor is expelled from the Nottingham Conveyancing panel ahead of completing my conveyancing in Brentford?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
We are buying a property in Brentford. I might seem paranoid but how we can trust a conveyancer? At some point we will need to send money into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am aiming to move home in February. Does my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you suggest a removal company in Brentford. Conveyancing solicitor was found before I stumbled across your page.
On the afternoon of completion you will need to collect the keys from your selling agent however this should only take place after the previous owners conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be released. After that you can tell the removal men that you are ready to move in. We are not in a position to recommend a particular removal company but can assist you in finding a residential property solicitor in Brentford or a lawyer with expertise in conveyancing in Brentford.
Can I be sure that the Brentford conveyancing solicitor on the Co-operative panel is any good?
When it comes to conveyancing in Brentford getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor conducting your conveyancing.
I am buying my first flat in Brentford with the aid of help to buy. The developers would not move on the price so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not to tell my conveyancer about the deal as it would impact my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Do you have any top tips for leasehold conveyancing in Brentford with the intention of saving time on the sale process?
- Much of the delay in leasehold conveyancing in Brentford can be reduced where you get in touch lawyers the minute your agents start advertising the property and request that they start to collate the leasehold documentation needed by the purchasers’ solicitors. If there is a history of conflict with your landlord or managing agents it is essential that these are settled before the property is marketed. The buyers and their solicitors will be nervous about purchasing a property where there is a current dispute. You will have to accept that you will have to pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is better to reveal the dispute as over rather than unresolved. A minority of Brentford leases require Licence to Assign from the landlord. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. The majority of freeholders or managing agents in Brentford charge for supplying management packs for a leasehold home. You or your lawyers should enquire as to the fee that they propose to charge. The management pack sought on or before finding a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Brentford.
I have attempted and failed to negotiate with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Brentford conveyancing firm to represent me?
Absolutely. We can put you in touch with a Brentford conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Brentford flat 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 was in relation to 2 flats.
I am in the process of buying my first house in Brentford. Conveyancing solicitor already selected. The mortgage adviser pointed out that a survey is not appropriate as the house was only constructed twenty two years ago.
At the very least you should order a Home Buyer's Report. Given the premises was built more than a decade ago the property will not come with a warranty, so you would be well advised not to take a risk. Where a property of this age shows no signs of problems a Home Buyer's report could be enough. They will highlight any apparent issues and suggest further investigation if relevant. If there are any indications of material issues get a comprehensive structural survey.