I am selling my maisonette in Brentwood and the estate agent has just e-mailed to say that the purchasers are swapping solicitor. I am told that this is due to the fact that the lender will only engage with solicitors on their approved list. Why would a major mortgage company only engage with specific law firms rather the firm that they want to appoint for their conveyancing in Brentwood ?
UK lenders have always had panels of law firms they are content to work with, but in the last few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.
Lending institutions attribute this action to a rise in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any sway in the decision.
Various online forums that I have visited warn that are the number one cause of obstruction in Brentwood house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of delays in the conveyancing process. Searches are not likely to feature in any slowing down conveyancing in Brentwood.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Brentwood. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Brentwood
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
As co-executor for the will of my grandfather I am disposing of a property in Newport but live in Brentwood. My conveyancer (approximately 200 kilometers from merequires that I sign a stat dec before completion. Can you recommend a conveyancing practitioner in Brentwood who can attest this legal document for me?
Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are Brentwood based
I’m about to sell my basement flat in Brentwood. Conveyancing is yet to be initiated, however I have just had a half-yearly service charge invoice – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should pay the maintenance contribution as usual as all rents and service invoices should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I have had difficulty in trying to purchase the freehold in Brentwood. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most definitely. We can put you in touch with a Brentwood conveyancing firm who can help.
An example of a Lease Extension case for a Brentwood property 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 was in relation to 1 flat. The unexpired term was 57.5 years.
After what seems like an age a loan agreement from a mortgage company for the remortgage of my 4 bedroom apartment is coming any day now. Could you recommend an efficient remortgage conveyancing law firm in Brentwood ?
This site is not designed to help in pursuit of the cheapest conveyancing solicitors in Brentwood. We can offer you cost effective conveyancing but our intention is not to advertise as being the cheapest. Do not be fooled by brokers offering low cost conveyancing in Brentwood.In your best case scenario, in going for cheap conveyancing, you will get what you pay for and at worst you will end up being stung for additional fee and still not get the service you were hoping for.