I am selling my home in Brent Cross and the estate agent has just telephoned to warn that the purchasers are swapping solicitor. The reason given is that the mortgage company will only deal with solicitors on their approved list. On what basis would a leading mortgage company only engage with certain lawyers rather the firm that they want to appoint for their conveyancing in Brent Cross ?
Lenders have always had panels of law firms they are content to work with, but in the past few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.
Banks point to the increase in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any sway in the decision.
We were just about to sign contracts for a semi detached house in Brent Cross. We encountered a problem. The loan offer with National Westminster Bank runs out on 21/1/2026 but the sellers are suggesting a completion date of 23/1/2026. Can one extend the loan expiry date?
The person best placed to address this question is your solicitors who is in a position to assess if he or she is better off negotiating with the lender, owner’s representatives, selling agents or possibly all parties given the circumstances your transaction to date.
My aunt passed away last year and as sole heir and executor I was left the property in Brent Cross. The house had a relatively small loan remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this possible?
If you plan to re-mortgage then RBS will require that you use a conveyancer on the RBS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your RBS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the RBS mortgage is registered as a charge at the Land Registry.
Despite weeks of looking the Title Certificate and documents to my property are lost. The conveyancers who did the conveyancing in Brent Cross 5 years ago are no longer around. Will I be able to sell the house?
As long as you have a registered title the details of your ownership will be held by the Land Registry with a Title Number. It is easy to perform a search at the Land Registry, identify your property and get up to date copies of the property title for a small fee. If the property is Leasehold then the Land Registry will usually retain a file duplicate of the Registered Lease and again, a copy can be obtained for a small fee.
About to purchase a new build apartment in Brent Cross. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Brent Cross
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply a car parking plan.
Taking into account that I will soon spend £400,000 on 3 bedroom house in Brent Cross I wish to talk to a conveyancer regarding thehouse move in advance of instructing the firm. Can this be arranged?
Absolutely - we would be happy to talk to you we do not take any clients on without you speaking to the conveyancer who will be carrying out your conveyancing in Brent Cross.There is no ‘factory style conveyancing’ - every client is unique person, not a matter reference. The law firms that we put you in touch with believe that the fees you are provided with for your conveyancing in Brent Cross should be the amount on the final invoice that you end up paying.