I am not well enough to travel far from Brondesbury. I would like to know the reason why all Brondesbury conveyancing practitioners aren't included on all lender panels?
As inequitable as it may seem for lenders to limit who can act for them, from the public’s or solicitor’s perspective, the the contrary view is that lending institutions are increasingly anxious and feel it vital to shield themselves against mortgage fraud. As a consequence of this concern mortgage companies have reduced their conveyancing panel to a manageable size.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Brondesbury?
There are two types of lawyers who can do conveyancing in Brondesbury namely licenced conveyancers or solicitors. Both professionals provide conveyancing services that required to complete the sale or acquisition of property. They are both obliged to carry out Brondesbury conveyancing to the same standards and guidelines so you may be safe in the knowledge that your conveyancing will be professionally carried out and that the requirements and steps should be correctly taken.
After months of negotiation I have agreed a price on a house in Brondesbury. My financial adviser suggested a conveyancer. I paid an on account payment of £225. A couple of days later, the solicitor contacted me embarrassingly acknowledging that they were not on the Santander 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 Santander 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 have instructed a Brondesbury lawyer having checked that they are on the Leeds Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Brondesbury postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Brondesbury.
Are there restrictive covenants that are commonly identified during conveyancing in Brondesbury?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Brondesbury. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Brondesbury differ for newly converted properties?
Most buyers of new build or newly converted property in Brondesbury approach us having been asked by the seller to sign contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Brondesbury typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Brondesbury or who has acted in the same development.
I have been recommended by a couple of local estate agents in Brondesbury to find a property lawyer on your site. What’s the financial inducement for Estate Agents to offer your site ahead of another?
We refuse to offer any referral fee for pointing buyers and sellers in our direction. We found it would be just too difficult a fee because members of the public would think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
What are the specific benefits to choosing a local conveyancer in Brondesbury
Home movers in Brondesbury opt for a local lawyer so that they can attend the lawyer’s offices just in case they have concerns, and to execute paperwork rather than relying on the post.
There is a distinct edge when using a solicitor local to a house you are buying, due to the familiarity of the area and potential local concerns - nevertheless this is moot. Many conveyancers are now over the web and could be based anywhere.