Is the fact that my solicitor in Brondesbury is not listed on my bank's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
That is most likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Brondesbury conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
Last October we completed a house move in Brondesbury. We have since encountered a number of issues with the property which we believe were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been carried out for conveyancing in Brondesbury?
The question is not clear as what problems have arisen and if they are unique to conveyancing in Brondesbury. Conveyancing searches and investigations initiated during the buying process are designed to help avoid problems. As part of the process, the vendor fills in a questionnaire called a Seller’s Property Information Form. If the information is incorrect, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Brondesbury.
Due to the advice of my in-laws I had a survey completed on a house in Brondesbury before appointing conveyancers. I have been advised that there is a flying freehold aspect to the house. The surveyor has said that some mortgage companies may refuse to grant a mortgage on such a home.
It depends who your proposed lender is. Lloyds has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Brondesbury. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Brondesbury to see if the conveyancing costs will increase in light of this.
I am looking to sell my home. My previous solicitors closed down. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Brondesbury if that affects matters.
You should use our search tool to help you find a solicitor for your conveyancing in Brondesbury. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.
I've recently bought a leasehold property in Brondesbury. Am I liable to pay service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Following months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Brondesbury. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Where there is a missing freeholder or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to determine the price payable.
An example of a Lease Extension decision for a Brondesbury residence 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.
Online reading suggests that Brondesbury solicitors are more expensive than Brondesbury conveyancers in Brondesbury when it comes to purchasing a house. Am I better off using a conveyancer or a solicitor if I am buying for my home move in Brondesbury.
When it comes to conveyancing in Brondesbury the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.