I require conveyancing for an apartment in a fairly new development (6 years built) in Brondesbury. The vast majority the appartments have already been occupied. Do I need carry out the conveyancing searches as part of conveyancing in Brondesbury?
You are putting yourself at risk in failing carrying out Brondesbury conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would absolutely advise in no uncertain terms that your lawyer conducts them. Where accelerating the process and expenses are primary concerns you should consider with your conveyancer about the possibility of search insurance
We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Does this mean I have to appoint their panel conveyancer as I would prefer to instruct a Brondesbury based conveyancing firm?
You should check but the chances are that allocate you one of their panel lawyers should you take up the "fee-free" deal. Call the bank to determine if they allow a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor in Brondesbury.
Have just purchased a probate house at auction in Brondesbury. Conveyancing is necessary. What is next?
Now that you are legally committed yourself to purchase you must hire the services of a conveyancing solicitor as a matter of priority as you are faced with a tight deadline in which to complete the purchase. Every auction property will ordinarily have an associated auction set of papers. This will include most,if not all of the documents that your solicitor requires. If you have purchased leasehold property the legal papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to leasehold premises. You must hand this to the lawyer instructed by you at the earliest opportunity. You also need to ensure that your finances are in place to complete on the date specified in the contract.
is it true that all Brondesbury solicitors on the UBS conveyancing panel are regulated 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. Many banks do allow licenced conveyancers on their panel in which case such organisation would be overseen by the Council of Licensed Conveyancers.
Planning on purchasing a house in Brondesbury. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Barclays conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Brondesbury conveyancer is on the Barclays conveyancing panel.
My wife and I purchased a renovated Georgian property in Brondesbury. Conveyancing lawyer acted for me and Halifax. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Brondesbury and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing practitioner who completed the work.
I am purchasing a new build house in Brondesbury with a loan from Alliance & Leicester . The builders refused to reduce the price so I negotiated £7000 of extras instead. The house builders rep told me not inform my lawyer about this deal as it would impact my mortgage with Alliance & Leicester . Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I opted to have a survey completed on a property in Brondesbury ahead of appointing conveyancers. I have been told that there is a flying freehold element to the house. The surveyor has said that some lenders tend not give a loan on this type of house.
It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. Should you wish to telephone us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Brondesbury. Conveyancing may be slightly more expensive based on your lender's requirements.