The Brentwood conveyancing firm handling our Brentwood conveyancing has discovered a difference when comparing the information in the valuation report and what is revealed within the conveyancing documents. My solicitor informs me that he needs to check that the lender is OK with this discrepancy and is content to go ahead. Is my solicitor’s stance correct?
Your solicitor must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
I am buying a garden flat in Brentwood. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Brentwood you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Brentwood.
I know that there are debates on Chancel Insurance on online forums. Am I compelled to have this when acquiring a property in Brentwood? or I am told that there is a law dating back centuries that means some house owners residing in a parish church boundary will be compelled to pay for maintenance towards the chancel within the church. Is this applicable for conveyancing in Brentwood?
Unless a prior acquisition of the house completed post 12 October 2013 you can take it that solicitors delivering conveyancing in Brentwood to continue to recommend a chancel search and or chancel repair liability policy.
I'm buying my first flat in Brentwood with a loan from Barclays Direct. The developers refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not reveal to my lawyer about the deal as it could affect my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
My husband and I are 17 days into a leasehold purchase having been directed to a firm by the high street agent to perform conveyancing in Brentwood. We are not happy. Can you help me find new solicitors?
A conveyancer would need to be really poor in order to consider diss instructing them. Has the loan offer been issued? If so you need to advise them of the new solicitor and ensure the offer are issued to the new lawyers. The solicitor ideally should be on the mortgage company panel to avoid added expenses and frustration. So that should be your first question of the new solicitors. The search tool should assist you in finding a lender approved solicitor for your conveyancing in Brentwood
I've recently bought a leasehold flat in Brentwood. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, 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).
Having spent months of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Brentwood. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Absolutely. We can put you in touch with a Brentwood conveyancing firm who can help.
An example of a Lease Extension decision for a Brentwood flat is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case related to 1 flat. The unexpired term was 57.5 years.