At what point does exchange of contracts occur in domestic conveyancing in Brondesbury and am I required to attend the conveyancers office?
Where you are in close proximity to our conveyancing solicitors in Brondesbury you are invited in to sign documents. That being said, the firms we recommend supply a countrywide conveyancing service and give as equally comprehensive and professional a job for you when dealing with you digitally. The executing of the sale agreement is not the critical part. Signing on the dotted line is necessary for the firm to exchange contracts when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Brondesbury)to be in the office available at the end of the phone to exchange contracts.
Is it the case that all Brondesbury solicitors on the UBS conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the UBS conveyancing panel they would need to be governed by the SRA. Some lenders do permit licenced conveyancers on their panel and in such a situation the practice would be overseen by the CLC.
I am buying a property in Brondesbury. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Bank of Ireland be concerned?
Given that you are obtaining a mortgage with Bank of Ireland your lawyer must follow the conveyancing instructions outlined in Part 2 of UK Finance Lenders’ Handbook for Bank of Ireland. The CML Handbook includes minimum requirements for solar panel roof-space leases, and lawyers are required to report to Bank of Ireland where a lease fails to comply with these provisions. The specifications relate to the installation of panels on properties in England and Wales and is not isolated to Brondesbury.
After much negotiation I have agreed a price on an apartment in Brondesbury. My mortgage broker recommended their conveyancers. I paid an on account payment of £175. Soon after, the conveyancer called me to say that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I need some expedited conveyancing in Brondesbury as I am under pressure to exchange contracts inside one month. A mortgage is not required. Can I escape the need for conveyancing searches to save fees and time?
If.Given you are not getting a home loan you are at liberty not to do searches although no lawyer would recommend that you don't. With plenty of history conveyancing in Brondesbury the following are instances of issues that can be revealed and adversely impact market value: Enforcement Actions, Overdue Charges, Outstanding Grants, Road Schemes,...
I used Arc property Solicitors several years ago for my conveyancing in Brondesbury. I now require my file but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Brondesbury of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have recently realised that I have 62 years left on my flat in Brondesbury. I now want to extend my lease but my freeholder is missing. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. However, you will be required to prove that you or your lawyers have done all that could be expected to track down the freeholder. In some cases a specialist should be useful to conduct investigations and to produce an expert document to be accepted by the court as evidence that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer in relation to proving the landlord’s absence and the vesting order request to the County Court covering Brondesbury.
I have had difficulty in negotiating a lease extension in Brondesbury. Can the Leasehold Valuation Tribunal adjudicate on premiums?
You certainly can. We can put you in touch with a Brondesbury conveyancing firm who can help.
An example of a Lease Extension decision for a Brondesbury flat is 50a Cavendish Road in April 2014. The Tribunal determines that the premium payable by the Applicant in respect of the extension of the lease for the flat was £82,319. This case related to 1 flat. The unexpired term as at the valuation date was 49.26 years.
The financial adviser has suggested using their conveyancing practitioner for the conveyancing in Brondesbury - Is it not simpler advisable to just instruct them?
It is worth checking if the estate agent is recommending a conveyancer or introducing to a conveyancer. There are plenty of Brondesbury estate agents who recommend two or three Brondesbury conveyancing firms purely based on those lawyers offering a great service.