I am obtaining a mortgage offer from Lloyds. I would like to retain the legal services of a Licensed Conveyancer in Brentwood. Does the Lloyds Solicitor panel allow for Licensed Conveyancers?
The Lloyds approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
We are looking to buy a flat and require a conveyancing solicitor in Brentwood who is on the Coventry BS approved panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in Brentwood.
Is it the case that all Brentwood solicitor firms on the Lloyds conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Lloyds approved list of solicitors they would need to be regulated by the SRA. The majority of mortgage companies do allow licenced conveyancers on their panel and in that case the firms would be regulated by the CLC.
Completion of my remortgage has taken place for my property in Brentwood. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Nottingham have agreed my mortgage in principle, my offer on a property in Brentwood has been accepted, what happens next?
The estate agent will want to be informed of your lawyer's details (make sure the lawyers are on the lender’s approved list). Contact Nottingham or your financial adviser and finish off any outstanding paperwork. Nottingham will instruct a valuer who will get in contact with the estate agent or seller to arrange a time for the valuation to take place. Once conducted (assuming no problems) it takes on average a week for the mortgage offer to be issued. Nottingham will issue the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Brentwood.
Should my lawyer be raising enquiries about flooding as part of the conveyancing in Brentwood.
Flooding is a growing risk for conveyancers conducting conveyancing in Brentwood. There are those who buy a house in Brentwood, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not qualified to impart advice on flood risk, however there are a various checks that may be carried out by the purchaser or on a buyer’s behalf which will give them a better appreciation of the risks in Brentwood. The standard information supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard question of the vendor to determine if the property has suffered from flooding. If flooding has previously occurred and is not notified by the vendor, then a buyer could commence a claim for damages resulting from an misleading answer. The purchaser’s conveyancers will also order an enviro search. This will indicate if there is any known flood risk. If so, additional inquiries will need to be made.
My company is intending to lease a unit on the high street. Can you recommend conveyancers offering competitive fees for commercial conveyancing in Brentwood for below 2k?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Brentwood, including the disposal and purchase of businesses as well as simply premises. Whether you are intending to acquire or sell a shop, pub, restaurant, office, retail premises or a complete business we can find you the right firm. As for the fees these will vary based on the structure and complexity of the proposed transaction. Please provide us with your details or phone so as to enable us to furnish you with a detailed commercial conveyancing quote.
Last December I purchased a leasehold house in Brentwood. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation 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. A critical element of leasehold conveyancing for your conveyancer to be sure 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 attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Brentwood conveyancing firm to help?
Where there is a missing freeholder or where 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 arrive at the price.
An example of a Lease Extension matter before the tribunal for a Brentwood premises 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 affected 1 flat. The unexpired residue of the current lease was 57.5 years.