I am mortgaging my home in Brentwood, does my lawyer need to be on the Nottingham Solicitor panel?
In theory, you could use a solicitor that is not on the Nottingham conveyancing panel, but Nottingham would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
Have just purchased a probate house at auction in Brentwood. Conveyancing is needed. What happens now?
Having exchanged you will need to instruct a conveyancing solicitor as a matter of priority as you now have a pending deadline in which to complete the transaction. All auction property will ordinarily have a corresponding legal set of papers. This should include most,if not all of the documents that your conveyancer requires. In the case of leasehold property the legal papers should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You need to give this to your appointed conveyancing solicitor ASAP. You also need to ensure that that you have the requisite funding organised to complete the transaction on the set completion date.
I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Brentwood solicitor on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
The mortgage over my property is with Coventry BS for my property in Brentwood. Conveyancing has been completed a year ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Coventry BS?
You must advise Coventry BS prior to renting your property as this is likely to be a breach of Coventry BS’s mortgage conditions. It may be that Coventry BS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. You need not do this via a Coventry BS conveyancing panel firm.
It has been 2 months following my purchase conveyancing in Brentwood concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
We're new on the property ladder - agreed a price, but the estate agent advised that the vendor will only proceed if we instruct their recommended lawyers as they need a ‘quick sale’. Our preferred option is to instruct a family conveyancer used to conveyancing in Brentwood
It is unlikely the sellers are driving this. Should the owner desire ‘a quick sale', alienating a serious buyer is not the way to achieve this. Speak to the owners direct and explain that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you will continue to appoint your own,trusted Brentwood conveyancing lawyers - not the ones that will give their negotiator at the agency a kickback or meet his conveyancing targets demanded by senior management.
My fiance and I may need to rent out our Brentwood garden flat temporarily due to a career opportunity. We instructed a Brentwood conveyancing firm in 2003 but they have since shut and we did not have the foresight to get any guidance as to whether the lease permits subletting. How do we find out?
A small minority of properties in Brentwood do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably withhold but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I am the proprietor of a ground flat in Brentwood. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the amount due for the purchase of the freehold?
in cases where there is a absentee freeholder 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 determine the amount due.
An example of a Lease Extension matter before the tribunal 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 related to 1 flat. The unexpired term was 57.5 years.
Is it true that a Brentwood conveyancing firm taken to court by a client for not carrying out the appropriate conveyancing searches?
We are not aware of such a Brentwood conveyancing matter but it has been reported that, clients buying a house in Cumbria successfully sued their conveyancing practitioner as a consequence of development permission to construct a wind farm failing to be picked up in conveyancing searches.
If you are contemplating buying a home in Brentwood It is important that your solicitor conduct all Brentwood conveyancing searches necessary making sure that you have relevant and up to date information ahead of buying a property.