My husband and I are getting closer to an exchange on a property in Brondesbury and my mum and dad have transferred the ten percent deposit to my solicitor. I am now informed that as the deposit has not arrived from me my conveyancing practitioner needs to make a notification to my bank. Apparently, in also acting for the mortgage company he must inform them that the balance of the purchase price is coming from anyone other than me. I informed the lender regarding my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?
Your conveyancer is obliged to clarify with lender to ensure that they know that the balance of the purchase price is not from your own resources. The solicitor can only notify this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.
I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Brondesbury solicitor on the Co-operative panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative 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 Co-operative mortgage from the register. Co-operative, 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 Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
Intending to buy a apartment 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 HSBC 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 conveyancing practitioner is on the HSBC conveyancing panel.
Skipton have agreed my mortgage in principle, my offer on a apartment in Brondesbury has been accepted, what happens next?
The estate agent will need to know who your solicitors are (be sure the conveyancers are on the bank’s approved list). Telephone Skipton or the broker and finish off any outstanding documentation. Skipton will appoint a valuer who will get in touch with the selling agent or owners to arrange a time for the valuation to take place. Once conducted (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Skipton will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Brondesbury.
We are intent on selling our house in Brondesbury and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A local conveyancer would know this is not the case. It does beg the question why the purchasers instructed a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Brondesbury. Having lived in Brondesbury for three years we know of no issue. Should we get in touch with our local Authority to get clarification that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I have been on the look out for a leasehold apartment up to £235,500 and found one round the corner in Brondesbury I like with open areas and transport links nearby, however it only has 52 remaining years left on the lease. I can't really find anything else in Brondesbury for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a home loan the remaining unexpired lease term will be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
I today plan to offer on a house that seems to tick a lot of boxes, at a great figure which is making it more attractive. I have subsequently discovered that the title is leasehold as opposed to freehold. I would have thought that there are issues buying a house with a leasehold title in Brondesbury. Conveyancing solicitors have are soon to be appointed. Will my lawyers set out the implications of buying a leasehold house in Brondesbury ?
The majority of houses in Brondesbury are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. It is clear that you are buying in Brondesbury so you should seriously consider looking for a Brondesbury conveyancing practitioner and check that they are used to dealing with leasehold houses. First you will need to check the number of years remaining. Being a leaseholder you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as obtaining the landlord’spermission to conduct alterations. It may be necessary to pay a maintenance charge towards the maintenance of the estate where the house is located on an estate. Your lawyer will report to you on the legal implications.
I have attempted and failed to negotiate with my landlord for a lease extension without success. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Brondesbury conveyancing firm to help?
if there is a absentee 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 LVT to arrive at the sum to be paid.
An example of a Lease Extension decision for a Brondesbury property 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 remaining number of years on the lease was 49.26 years.
For various reasons I am unable to be present at my Brondesbury conveyancing solicitors office to sign documents connected to my conveyancing in Brondesbury – will this be an issue?
Not a problem. Brondesbury conveyancing lawyers can undertake conveyancing transactions for clients throughout the rest of the country. You are unlikely to be required to be present a Brondesbury conveyancers office. Almost all conveyancer can undertake everything remotely from their Brondesbury office.